1 25 43 https://sleepyhollow.localarchives.org/files/original/d900b78df79c84088467257da6f3fc13.pdf b6f35a4e2f308fe31b0bf75cfba15b1d PDF Text Text Village of Sleepy Hollow Planning Board Minutes January 16, 2025 Chairperson Krakauer called the meeting to order at 7:00 PM. Chairperson Krakauer read the agenda and reviewed the adjournment requests. Present: Lindsay Krakauer, Chairperson Chris Camia Richard Gross Jay Schulz Rachelle Gebler Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Ken Anderson Benjamin Nielsen Pamela Kroll, Secretary to the Planning Board Agenda: 1) SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development, Block A Proposed medical office building, Site Plan and Architectural Review ApprovalPublic hearing, Pending ZBA Approval- requested adjournment 2) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalPublic hearing 3) Cortlandt Development LLC, 377 North Broadway, Proposed deli/market, Site Plan & Architectural Review Approval- Public hearing- requested adjournment 4) KWD Realty, LLC, 309-315 North Broadway, Proposed mixed-use building, Site Plan & Architectural Review Approval- Presentation 5) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalDiscussion 6) One Kingsland Owner LLC, Edge-on-Hudson Riverfront Development, 405 Legend Drive- Block N, Amended Site Plan & ARB Approval- Preliminary Presentation 7) Marathon Development Group, LTD, 100 College Avenue, Proposed 105- unit mixed use development, Subdivision, Special Permit, and Site Plan Approval- Preliminary Presentation 1 (1/16/25) �8) Lighthouse Landing Communities, LLC, 2 Lighthouse Landing, Proposed pergolas, Special Permit- Discussion 9) Approval of minutes, November 21, 2024, December 19, 2024 1. SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development Block A Proposed medical office building, Site Plan & Architectural Review- Public Hearing, pending ZBA approval- requested adjournment. The Board received an adjournment request from the applicant’s attorney on January 16, 2025, to adjourn the public hearing to the February 20, 2025 meeting. Rachelle Gebler moved to open the public hearing. Moved: Gebler Seconded: Schulz Vote 5-0 Chairperson Krakauer solicited comments from the public. There were no public comments. Rachelle Gebler moved to continue the public hearing to the February 20, 2025, meeting. Moved: Gelber Seconded: Gross Vote 5-0 2. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan Approval -Public Hearing Sam Vieira stated that he is the project architect. The project engineers didn’t complete the stormwater prevention and site work designs. Mr. Vieira stated that a section of the retaining wall along the property line was removed. The applicant intends to store the garbage behind the gate and fencing, and it will be brought to the curb for village pick up or handled by a private carting company. The applicant will maintain a 3-foot clearance around the fire hydrant. The existing curb on the northwest side will be replaced with a standard curb and sidewalk, and a new sidewalk will be extended to the southern border. Mr. Vieira said that the applicant is concerned about creating a sidewalk with a utility pole, guy wire, and traffic sign on the right-ofway and at the interruption on the southern side of the right-of-way. Mr. Vieira stated that the applicant proposes to use a steel frame screen with 6-foot-high horizontal synthetic decking material for the fence and gate. The retaining wall is proposed to be 6 feet tall at its highest point with a 42-inch high guardrail. Chairperson Krakauer asked Mr. Vieira how the gate would operate. Mr. Vieira stated that the double gate will swing inward to the rear of the site. He asked the Board to consider eliminating the request for the additional landscaped area along the sidewalk and curb cut, as the owner is seeking enough flat area to move customer cars. Chairperson Krakauer solicited comments from the Board. 2 (1/16/25) �Chris Camia suggested that the Board further discuss solutions for the sidewalks and the existing obstructions. Chairperson Krakauer stated that the Board feels the sidewalks are a priority for pedestrian safety. Chris Camia moved to open the public hearing. Moved: Camia Seconded: Gross Vote 5-0 Chairperson Krakauer solicited comments from the public. Christopher Diaz stated that his father owns 20 Hudson Street. Mr. Diaz asked Mr. Vieira to describe the plan for the space between the properties if the retaining wall would be an obstruction, and how long it would take to complete the project. Mr. Vieira stated that the applicant's property line is approximately 3 feet from the 20 Hudson Street building. The retaining wall is proposed 12 feet from the house and will be at grade with guardrails on top. Landscape screening is proposed as per the Board’s suggestion. The project shouldn’t take more than a couple of months to complete. Mr. Vieira asked the Board to confirm directions relating to the sidewalk. Chairperson Krakauer stated that the Board would like to see a curve in the sidewalk. Mr. Vieira said the applicant agrees to build and maintain the sidewalk. There was a discussion regarding the proposed sidewalk location. Aniello Ricchiuti stated that he is the property owner and would appreciate the village getting ConEdison to move the pole. Mr. Vieira asked Chairperson Krakauer where the Board stands on the additional landscaped areas at the parking area. Chairperson Krakauer stated that the landscaped area would create a buffer between the sidewalk and the internal turning area. Mr. Ricchuiti stated that adding a landscaped area would restrict the area he has to store and turn larger vehicles. Rachelle Gebler moved to continue the public hearing to the February 20, 2025, meeting. Moved: Gelber Seconded: Gross Vote 5-0 3. Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Site Plan & Architectural Review Approval- Public hearing- requested adjournment 3 (1/16/25) �Chairperson Krakauer stated that the applicant requested an adjournment to the February 20, 2025 meeting. 4. KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility Site Plan & Architectural Review Approval- Presentation Mark Constantine stated that he is an attorney representing the Applicant. Mr. Constantine stated that revisions have been made to address some of the comments received from the Planning Board. He requested that the process be continued and stated that the proposed storage facility would complement the transit-oriented high-density development the Village is fostering. Bruno Pietrosanti is the architect representing the owner, Mr. Karl Dibble. Mr. Pietrosanti stated that although they didn’t reduce the proposed lot coverage and building mass, visual techniques were added to reduce the visual appearance of the building by setting part of the building back 5 feet. The height of the tower element was reduced but still requires a variance. Diagrams were submitted to show vehicle maneuverability and sight lines from the upper loading area and lower parking area. Renderings will be completed for the next meeting to show views from the south. Iron safety railings are proposed on the front retaining walls. The loading area will be screened from the street by a gate, fencing, and landscaping. The interior loading area walls were set back 10 feet into the property. The sliding gate style will not intrude on the village right-of-way. Mr. Pietrosanti said they will complete the landscape and drainage plans after the Zoning Board of Appeals renders decisions for the requested variances. He requested that the Planning Board refer the application to the Zoning Board of Appeals. Mr. Pietrosanti stated that the roof area was reduced by 3,000 square feet and summarized the façade material specifications. Chairperson Krakauer asked Mr. Pietrosanti to summarize the requested variances. Mr. Pietrosanti stated that the variance requests for building height and lot coverage have not changed. Mr. Constantine stated that the applicant seeks to maintain the proposed square footage to be economically viable. The proposed facility will have very little impact on municipal services. Chairperson Krakauer stated that the Board requested that they work to design a project that fits more within the zoning code requirements without excessive variances for height and coverage. The Planning Board is not reviewing the proposed use. She requested that comparisons to adjacent buildings be submitted and diagrams showing where the building would be over the height requirements. Rachelle Gebler and Ken Anderson agree that the proposed massing and coverage remain a concern. Mr. Constantine stated that the proposed height of the facility would not cause a significant visual impact and requested a referral to the Zoning Board of Appeals to address the concerns. Sean McCarthy suggested that the proposed loading area could be utilized for storage facility square footage and eliminate the need for a height variance. He suggested the applicant consider 4 (1/16/25) �combining the loading and parking areas and eliminating one curb cut to provide one entrance point. Mr. Pietrosanti stated that the loading area requires 14 feet height for box truck access. Mr. McCarthy stated that providing 14 feet of height would work well on the lower side of the property. Karl Dibble is the owner of the property. He stated that the loading area would be well screened from the road. As a business strategy, he would prefer to keep the office and customer parking separate from the loading area. Comparisons to the adjacent mechanical buildings built in the 1920s are irrelevant to his project. Mr. Dibble stated that site work is difficult on the property and that the proposed storage facility would meet the needs of a high-density development. Richard Gross asked why the open space from the initial proposal was replaced with the tower element. Mr. Gross asked Mr. McCarthy for the permitted coverage percentage. Mr. McCarthy said the applicant proposes 83.7% coverage, where 60% is permitted. Mr. Petrosanti stated that the original proposal with the drive-through café complied with the lot coverage. Eliminating the drive-through café resulted in the request for more square footage so that the storage facility would be economically feasible. Mr. Dibble requested a referral to the Zoning Board of Appeals. Chairperson Krakauer requested that the applicant consider the Board’s comments and suggestions regarding excessive height and coverage for the next meeting. No action was taken. 5. Lighthouse Landing Communties, LLC, Edge-on-Hudson Riverfront Development, Phase III –Waterfront Open Space, Site Plan & Wetlands Watercourse Permit Approval – Discussion Chairperson Krakauer stated there is no new information to discuss. 6. One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, 405 Legend Drive, Block N- Amended Site Plan & ARB Approval- Preliminary presentation Peter Chavkin stated he is a Managing Member of One Kingsland Owner LLC. Mr. Chavkin stated that sales efforts were initially expected to be made from the clubhouse building. Based on the timing of the construction of the building versus when he expects the offering plan to be approved at the Attorney General’s office to begin sales, he is requesting to install a temporary trailer adjacent to the amenity complex parking lot. Mr. Chavkin presented the Block N approved Site Plan and stated that the temporary sales trailer would be located behind the curb of the parking lot with construction fencing surrounding a smaller temporary parking area for sales operations expected to start in April. 5 (1/16/25) �Chairperson Krakauer solicited comments from the Board and the consultants. There were no questions from the Board. David Smith asked if they plan on using the existing Toll Brothers trailer. Mr. Chavkin said they plan to relocate the Toll Brothers construction trailer from the south parcel. Chris Camia asked Mr. Chavkin to describe how the sales trailer would be decorated. Mr. Chavkin stated that this is the facility from which they intend to sell 90 townhomes. Plans will be submitted to the Building Department detailing the exterior and interior renovations needed for a sales office with landscaping. James Natarelli asked how long the trailer would be on site. Mr. Chavkin stated that the draft resolution stipulates a condition related to issuing Certificates of Occupancy. He estimates that the trailer would be on site for three years. Jay Schulz asked Mr. Chavkin to confirm that the site would conform to the approved site plan after the trailer is removed. Mr. Chavkin stated that the parking lot serves two purposes: parking for the amenity building and parking for the townhouse units that do not have a driveway, as required by the Zoning Code for a third parking space. There is a difference between what the market and the zoning code require. Chris Camia asked Mr. Chavkin to confirm that the sales trailer won't impede access to the amenity building. Mr. Chavkin stated that having the sales trailer will give residents access to the clubhouse sooner than how it was approved in the site plan. Mr. Natarelli asked Mr. Chavkin to confirm where the water and sewer utilities will come into the trailer and how they will tie into the street and asked if the owners of the sales trailer and the amenities building be separate. Mr. Chavkin detailed the plan, including where temporary water and sewer connections are proposed and where they will tie into the street. Mr. Chavkin stated they do not intend to create public water and sewer mains, and will work around the ownership implications. Chairperson Krakauer asked David Smith to read the draft resolution. David Smith read the conditions of the draft resolution. 6 (1/16/25) �Richard Gross moved to waive the public hearing requirement and approve the resolution. Moved: Gross Seconded: Camia Chairperson Krakauer Rachelle Gebler Chris Camia Richard Gross Jay Schulz Vote 5-0 7. Marathon Development Group LTD, 100 College Avenue, Proposed 105-unit mixed-use development, Subdivision, Special Permit, and Site Plan ApprovalPreliminary presentation Brian Sinsabaugh stated that he is an attorney with Zarin & Steinmetz on behalf of the applicant, Marathon Development Group LTD. Mr. Sinsabaugh stated the property is also known as College Arms, is adjacent to the Reverend Sykes Park, and is 2.36 acres in the R-6 zoning district. There is an existing 10-story building with 164 affordable housing units and an on-grade parking lot with 154 parking spaces. The application proposes constructing a 6-story building over the existing parking area with 200 parking spaces, ground-level retail and 4 stories of affordable housing with 105 units. A subdivision is proposed to divide the property into two parcels and a lot line adjustment that would give the Reverend Sykes Park additional space. The applicant also requests a Zoning map amendment petition relating to the Stategic Property Redevelopment Area Floating Zone and Special Permit approval which will define new requirements for off-street parking, front yard setback, and increased building coverage. Mr. Sinsabaugh requested that the SEQRA review process be initiated with the Planning Board as the Lead Agency so a notice of intent may be circulated. As requested by the Village Planner, an updated Environmental Assessment Form and a signed Coastal Assessment Form were emailed. A comprehensive response to the Village Planners’s review memo will be submitted before the next meeting. Mark Soja stated that Marathon Development Group is an affordable housing developer in Westchester County. Mr. Soja stated that in the 16 years they have owned 100 College Avenue, there has been little turnover, no vacancies, and a waiting list for units. The Floating Zone would allow them to add 105 residential apartments, including 65 one-bedroom units, 32 two-bedroom units, and 8 three-bedroom units, that would remain affordable for at least 30 years. Edmund Vogel is the project architect from Warshauer Mellusi Warshauer Architects, P.C. Mr. Vogel stated that the proposed six-story building includes four stories of residential above two stories of the parking structure. Mr. Vogel described the building's architectural features and façade designs. Mr. Vogel stated that an elevated plaza on the second story is proposed to provide green space and amenities for the tenants. Mr. Vogel presented views from the public streets into the site and stated that the existing parking lot is underutilized. Mr. Vogel presented unit floor plans and provided the square footage for one, two, and three-bedroom units. Brian Riley stated that he is the civil engineer from Catizone Engineering, P.C. Mr. Riley described the site's existing conditions. The lot with the existing building is 47,000 square feet, 7 (1/16/25) �and the proposed development lot 2 is 57,000 square feet. He described the existing and proposed easement areas and stated that 11,000 square feet, or 20% of the development lot two, is proposed to be given to the park. The existing driveway, two-way entrance, and curb cut on Valley Street are proposed to remain. A second curb cut is proposed on Valley Street to access the lower-level parking. An exit-only driveway is proposed on Cortlandt Street. Mr. Riley described where utility connections are proposed and stated that the existing drainage culvert would need to be re-routed around the southeast corner of the proposed building. The current parking lot drains into the culvert and terminates at the Hudson River. The stormwater management plan includes providing water quality treatment units. Mr. Riley described that the landscape plan focuses on the third-floor amenity deck space and includes the small area along Valley Street frontage. The easement area south of the building was left as a grass area. He will ensure that the landscape plan includes native plantings. Mr. Sinsabaugh stated that the applicant is seeking subdivision and site plan approval from the Planning Board and Board of Trustees to approve the proposed zoning map amendment and Strategic Property Redevelopment Floating Zone and Special Permit. The Local Development Corporation is involved in having a leaseholder or ownership stake within the property as part of the SPR. All submissions will be shared between the boards involved. Chairperson Krakauer stated that the Board requires a complete application before circulating a Notice of Intent. Mr. Sinsabaugh stated that he received a memo stating the application was complete. Sean McCarthy said he would review the application and determine if it is complete before the next meeting. Chairperson Krakauer solicited comments from the Board. Richard Gross asked Mr. Sinsabaugh what was planned for the existing vehicle parking during the development construction and how they intended to handle the flooding in the parking garage on Valley Street. Mr. Sinsabaugh stated that a parking plan detailing the timing of the construction and where existing tenants' vehicles will be relocated will be submitted. Mr. Riley stated that the proposed development and expanded easement area will reduce the impervious surface. Although the area is in a 100-year storm flood zone, FEMA does not provide a base flood elevation map, so mitigation is unclear. The lower level of parking is above the grade of Valley Street. Peter Catizone is the engineer from Catizone Engineering, P.C. Mr. Catizone stated that the lower parking level is in a flood zone and is designed to accept flood waters in and out. Reducing impervious surfaces, improving stormwater, and installing a green roof will decrease runoff. Chris Camia stated that there are issues with parking availability on Cortlandt and Valley Street. He requested that the applicant prepare a parking analysis that details the proposed retail square 8 (1/16/25) �footage, calculations for the required number of parking spaces under the existing Zoning Code, and the expectations for the reduction in the required parking re-zoning request. The application proposes 200 parking spaces between the two buildings, where approximately 430 parking spaces would be required under the existing zoning code and approximately 322 spaces at 75% of that value per the floating zone. Mr. Camia asked if the proposed grass area easement would affect the park infrastructure. Mr. Riley stated that the proposed relocation of the drainage culvert would require removing the park restrooms and the swing set. The swingset can be replaced in the same location, but replacing the restrooms requires further discussion. Chairperson Krakauer stated that the bathrooms should be replaced. She requested that the applicant provide an analysis of how it was determined that the existing parking lot is underutilized. She asked if parking spaces were designated for each unit. Mr. Sinsabaugh stated that based on current ownership and experience with the existing building, they determined that the parking is not always utilized and that affordable housing units tend not to have multiple vehicles per unit. They will provide a detailed parking study. The plans include .75 parking spaces per unit, where the zoning code requires one space per dwelling unit and a half space per bedroom. Mr. Camia asked if residents are charged additional fees per parking space and if public parking spaces are required for the proposed retail space. Sean McCarthy stated that there are public parking requirements for retail spaces. Mr. Sinsabaugh stated that residential parking spaces will not be charged an additional fee. The application proposes approximately 2,500 square feet of retail, requiring up to 13 public parking spaces. Rachelle Gebler requested plans be made to relocate the restrooms instead of eliminating them and suggested they provide temporary services during construction. She asked how the parking space would be configured and how traffic in the surrounding intersections would be impacted by the new building. Chairperson Krakauer suggested that the applicant consider alternative options for the building design and easement area regarding setbacks and views from the park and the train station. She also suggested that they consider relocating the bathrooms to an area of the building that is accessible from the outside. Richard Gross asked Mr. Catizone how they plan on handling flood waters where the elevation is close to sea level. Mr. Catizone stated that they expect the lower level to accept flood waters, recede, and flow out by gravity. They do not want to fill it or eliminate flood storage volume. They have completed other developments designed to flood parking lots. FEMA regulations require that habitable spaces be provided 2 feet above the flood zone. 9 (1/16/25) �Mr. Gross suggested that the Village Engineer and Building Inspector review the plans There was discussion regarding an existing “Pilot,” the payment in lieu of taxes agreement with the Local Development Corp, and how a portion of the park is located in Tarrytown. James Natarelli, Mr. Riley, and Mr. Castizone discussed the proposed stormwater practices and how they comply with the New York State DEC stormwater retention requirements and the Board’s policy, which requires that all runoff volume be retained on the property in a 100-year storm event. Mr. Natarelli suggested that the applicant consider additional stormwater mitigation practices. There was a discussion regarding where the portion of the Reverend Skyes Park is located in the Village of Tarrytown. David Smith described how the notice of intent would establish the Planning Board as the lead agency to initiate the SEQR review process and coordinate with the involved agencies, which have the authority to review and make decisions on the proposed development. No action was taken. 8. Lighthouse Landing Communities, LLC, 2 Lighthouse Landing, Proposed pergolas, Special Permit- Discussion Rachelle Gebler asked if the Board of Trustees directed the Planning Board to provide suggestions for the proposal. Josh Subin stated that the Board of Trustees requests input from the Planning Board and a referral back to them. Chairperson Krakauer asked Peter Chavkin to summarize the request. Peter Chavkin stated that requests were received for shade structures on the four Daymark Building units with large rooftop terraces. Pergolas are considered part of the building structure and must comply with the building height requirements. The Village Board can grant a height variance in exchange for an incentive. They proposed to set aside 15 parking spaces in the south parcel parking lot for the residents along Hudson Street to park in the evening hours until the parcel is developed. Ms. Gebler asked Mr. Subin if the Board of Trustees is leaning towards allowing the pergolas and requesting feedback from the Planning Board. Mr. Subin stated that the Board of Trustees is interested in approving the agreement and is asking for the Planning Board’s input regarding the architectural review of the pergolas and whether they conform to the Board’s requirements. 10 (1/16/25) �Chairperson Krakauer requested that Mr. Chavkin confirm that the proposed pergolas conform with the Board’s definition and restrictions on coverage and openness. Mr. Chavkin stated that the proposed pergolas would be open on four sides with non-operable louvers, with no intentions for additional screening. They would be approximately 10 feet high by 12 feet long, 20 to 24 feet wide, and will cover less than 50 percent of the rooftop terrace area. Ms. Gebler recommended that the Board of Trustees treat this as a one-off approval for pergolas that haven't already been designed and approved with the buildings. She suggested that the Board of Trustees look at the number of parking spots being offered on Hudson Street and make sure they are adequate. Since the pergolas are permanent structures, she suggested that the Board of Trustees make the parking spots available in perpetuity. There was a discussion on the visibility of the proposed pergolas. David Smith stated that a portion of the parking on the south parcel is designated for the Bridgeview Tavern under the agreement. David Smith asked Mr. Chavkin if parking spaces would be marked with signed as Village Permit Parking. Mr. Chavkin said there is a license agreement with the Bridgeview Tavern for customers to park on the south parcel during the day. He requested that the Village Board issue permits or hang tags to residents, and they would ensure that there is no overnight towing enforcement for that area of their property. Chairperson Krakauer requested that David Smith prepare the Planning Board’s recommendations to the Board of Trustees. 9. Approval of minutes, November 21, 2024, December 19, 2024 meetings Chairperson Krakauer tabled the approval of minutes to the February 20, 2025 meeting. Richard Gross moved to adjourn the meeting at 9:30 PM. Moved: Gross4 Seconded: Gebler Vote 5-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 11 (1/16/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-01-16 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2024 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/8ae5b0adc240796e6f94e14a17356d73.pdf 7604e91d91abc97907bc8fbf4830719c PDF Text Text ���� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-01-16_405 Legend Drive Approved Resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/6e22c555cd8caa34d7471e20dbca4cb7.pdf 0236d8477e83310efc7981b1f712448b PDF Text Text �� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-02-20_135 Beekman Avenue Approved Resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/8f357ec5731bfee466d49ac92a96212d.pdf 0ee69aa29f1e68fad95d5836a1d6abe2 PDF Text Text �� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-02-20_1010 Kendal Way Approved Resolution 2-20-25 Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/11b5e0efa28472d3f2c019ecc201f183.pdf 037e80aa9d5192e33fd5bdae0957f4a2 PDF Text Text Village of Sleepy Hollow Planning Board Minutes February 20, 2025 Chairperson Krakauer called the meeting to order at 7:00 PM. Chairperson Krakauer read the agenda and reviewed the adjournment requests. Present: Lindsay Krakauer, Chairperson Chris Camia Richard Gross Jay Schulz Rachelle Gebler Ken Anderson Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner Sean E. McCarthy, Building Inspector Absent: Benjamin Nielsen James Natarelli, Village Engineer Pamela Kroll, Secretary to the Planning Board Agenda: 1) SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development, Block A Proposed medical office building, Site Plan and Architectural Review ApprovalPublic hearing, Pending ZBA Approval- Public hearing 2) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalContinued public hearing- requested adjournment. 3) Cortlandt Development LLC, 377 North Broadway, Proposed deli/market, Site Plan & Architectural Review Approval- Public hearing 4) KWD Realty, LLC, 309-315 North Broadway, Proposed mixed-use building, Site Plan & Architectural Review Approval- Discussion 5) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalDiscussion-requested adjournment 6) Marathon Development Group, LTD, 100 College Avenue, Proposed 105-unit mixed use development, Subdivision, Special Permit, and Site Plan Approval- Presentationrequested adjournment 7) Kendal-on-Hudson, 1010 Kendal Way, Proposed Emergency Generator, Amended Site Plan Approval- Preliminary Presentation 1 (2/20/25) �8) 50 on Hudson Street LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & Architectural Review Approval- Preliminary Presentation 9) Francesco Alesci, 135 Beekman Avenue, Proposed 14-unit apartment building, Site Plan Approval extension- Preliminary Presentation 10) One Kingsland Owner, LLC, 332-338 Legend Drive, Proposed (4) unit townhome building, Architectural Review Approval- Preliminary Presentation 11) One Kingsland Owner, LLC, 340-350 Legend Drive, Proposed (6) unit townhome building, Architectural Review Approval-Preliminary Presentation 12) One Kingsland Owner, LLC, 349-355 Hollows Pass 13) Approval of minutes, November 21, 2024, December 19, 2024, January 16, 2025 1. SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development Block A Proposed medical office building, Site Plan & Architectural Review- Public Hearing, pending ZBA approval- Public Hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Schulz Vote 6-0 Chairperson Krakauer invited the applicant to present the application. Janet Giris is a partner with the law firm of DelBello Donnellan Weingarten Wise & Wiederkehr, LLP presenting on behalf of the applicant. Mr. Giris stated that the revised plan presented in October included modifications to the exterior of the medical office building and a request to add additional parking spaces to the site. The application was referred to the Zoning Board of Appeals to request variances for the height of the parking structure and the required number of parking spaces. The Zoning Board of Appeals granted the requested variances at last night’s meeting. Brooks Slocum, the project architect from G3 Architecture Interiors Planning, presented and summarized the revised Site Plan drawings for the proposed medical office building and attached parking structure. Chairperson Krakauer requested that the applicant modify the concrete roof façade materials to match the precast finish of the garage structure. Mr. Slocum stated that he would make the changes to the materials of the garage structure roof. The Board and Mr. Slocum discussed the landscaping proposed along the 8-foot barrier between the parking structure and the utility easement. The Board and Mark Gratz discussed the locations of the existing landscape screening and utility boxes installed to serve the proposed medical office building and the market retail building. Chairperson Krakauer solicited comments from the public. There were no public comments. 2 (2/20/25) �Rachelle Gebler moved to adjourn the public hearing and to direct staff to prepare a draft resolution for review at the March 20, 2025, meeting. Moved: Gebler Seconded: Camia Vote 6-0 Ms. Giris stated that there is a draft resolution from June that would need to be reworked for approval. No action was taken. 2. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan Approval -Continued public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Gebler Vote 6-0 Chairperson Krakauer stated that the applicant requested an adjournment so there will not be any new presentations. Chairperson Krakauer solicited comments from the Board. Richard Gross moved to adjourn the public hearing to the March 20, 2025 meeting. Moved: Gross Seconded: Gebler Vote 6-0 No action was taken. 3. Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Site Plan & Architectural Review Approval- Public hearing- Public hearing Jonathan Merheb, an engineer from JMER Engineering P.C., representing the property owner. Mr. Merheb stated that the revised plan includes eliminating the curb cut on Pocantico Street, adding a raised sidewalk and curb, redirecting downspouts, adding cultech detention systems in the rear parking area to capture water runoff, adding building mounted lighting, adding a landscape buffer between the adjacent building, and a curb planting bed on North Broadway. He will address vehicle maneuverability concerns by eliminating (1) parking spot near the trash enclosure while still providing (9) spaces where (8) are required. He will revise the proposed trash enclosure from chain link to vinyl. Mr. Merheb stated the proposed fiberglass planters would not serve as a vehicle buffer and because there are gas tanks in that location, they cannot set anything in a footing. The only option would be to remove the seating and move the planters up to the sidewalk. Rachelle Gebler moved to open the public hearing. Moved: Gebler Seconded: Anderson Vote 6-0 Chairperson Krakauer solicited comments from the public. 3 (2/20/25) �Chairperson Krakauer stated that the Board received two written comment letters. (See attached Exhibit #s 1 and 2) There were no other public comments. Chairperson Krakauer solicited comments from the Board. Rachelle Gebler asked Sean McCarthy for suggestions for a structure protecting the sitting area. Chris Camia agreed that the applicant should consider something more substantial than planters. Sean McCarty stated that he could work with Mr. Merheb to provide a better solution for the proposed seating area. Rachelle Gebler moved to adjourn the public hearing to the March 20, 2025 meeting and direct staff to draft a resolution. Moved: Gebler Seconded: Schulz Vote 6-0 4. KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility Site Plan & Architectural Review Approval- Discussion Karl Dibble is the property owner and developer of the project. Mr. Dibble stated that his attorney and architect could not attend the meeting. Mr. Dibble described the changes made to the site plan, including the proposed setbacks, grade changes, and building height. Mr. Dibble provided examples of neighboring buildings that do not provide landscaped sidewalk buffers. Mr. Dibble stated that shrinking the size of the building is not financially feasible due to the high material costs. Mr. Dibble presented the renderings and described the views from different village areas. Mr. Dibble requested that the Planning Board recommend the application to the Zoning Board for review of the requested variances for lot coverage and height. Chairperson Krakauer asked Mr. Dibble to describe the purpose for the curb cut going up the hill and asked if he could streamline the access off Route 9 Mr. Dibble stated that the curb cut would be used for access during the building's construction. After they finish, that entrance could be used by a van or by Westerly Storage to store and rent out vans as a service of the storage facility. The self-storage use would decrease the amount of traffic off Route 9. Chairperson Krakauer asked Mr. Dibble for the proposed hours of operation. Mr. Dibble stated that the self-storage facility would operate during normal business hours and that gates would be installed at all three access points. David Smith stated that the curb cuts are subject to the approval of the Department of Transportation (“DOT”). He suggested that when the Planning Board is ready to schedule a public hearing, the application should be forwarded to the New York State DOT for review. 4 (2/20/25) �Chairperson Krakauer stated that Mr. Dibble considered moving the tower feature. Since the proposed building is over the allowable height and coverage requirements, the Board would like to compare a building in compliance with what a building in compliance would look like on the site and neighboring property renderings. Mr. Dibble described how the property slopes affect the ability to meet the compliance requirements in some areas. Chris Camia suggested eliminating the top floor and pushing the square footage into the setbacks. Mr. Dibble requested a referral to the Zoning Board of Appeals to receive feedback from the Board and the public before making any additional changes. Chairperson Krakauer requested that Mr. Dibble prepare renderings for comparison purposes that incorporate their suggestions regarding the height and coverage requirements. No action was taken. 5. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III –Waterfront Open Space, Site Plan & Wetlands Watercourse Permit Approval – Discussion Chairperson Krakauer stated that the Board received a request to adjourn the application to the March 20, 2025 meeting. No action was taken 6. Marathon Development Group LTD, 100 College Avenue, Proposed 105-unit mixed-use development, Subdivision, Special Permit, and Site Plan ApprovalPreliminary presentation Chairperson Krakauer stated that the Board received a request to adjourn the application to the March 20, 2025 meeting. No action was taken. 7. Kendal on Hudson, 1010 Kendal Way, Proposed emergency generator, Amended Site Approval Plan approval- Preliminary Presentation Mami Kitmaura is an associate with Walter T. Gorman Engineers, representing the applicant. Ms. Kimatura summarized the application and stated that no changes have been proposed since the approval granted in 2022, which expired before they could obtain contractor costs. Richard Gross moved to waive the public hearing requirement. Moved: Gross Seconded: Camia 5 (2/20/25) �Chairperson Krakauer- yes Rachelle Gebler- yes Chris Camia- yes Richard Gross- yes Jay Schulz- yes Ken Anderson- yes Vote 6-0 Richard Gross moved to approve the draft resolution. Moved: Anderson Seconded: Camia Chairperson Krakauer- yes Rachelle Gebler- yes Chris Camia- yes Richard Gross- yes Jay Schulz- yes Ken Anderson- yes Vote 6-0 8. 50 on Hudson Street LLC, 50 Hudson Street, Proposed three-family residence, Site Plan Proposed three-family residence, Site Plan & Architectural Review Approval Brian Hopkins is the owner and the architect of the property. Mr. Hopkins summarized his experience, including two completed projects on 34 and 46 Hudson Street. The application proposes constructing a three-unit building where the top unit is a duplex. The recorded easement with 48 Hudson Street allows both properties to have on-site parking spaces. The proposed application will require variances for the front and side yard setbacks and building coverage. Mr. Hopkins presented a neighboring lot coverage analysis, site photographs, and described the views from the other houses on Hudson Street, and a rendering depicting the scale of the proposed building maintaining the street line. He presented the site plan and landscaping plan. He said that he would ensure all plantings are native species. The garbage and recycling collection would be in the rear yard and include bicycle racks. The application proposes (3) parking spaces where the residents would be required to back out of the driveway. He proposes installing a 5-foot high fence around the property's perimeter, including an operable fence and gate on the right side for the owner of 48 Hudson Street. Chairperson Krakauer asked Mr. Hopkins if parking configurations could enable vehicles to turn around. Ms. Krakauer asked Sean McCarthy if tandem parking is permitted to provide more parking spaces. Mr. Hopkins stated that he has investigated all vehicle maneuverability options. Mr. McCarthy stated that the tandem parking could be permitted depending on the relationship of the parking spaces to the unit. Mr. Hopkins described the proposed wood building façade and fencing materials, windows, decking, railings, and lighting. He presented the unit layout plans including the decks and 6 (2/20/25) �interior renderings. He presented a side-by-side bulk comparison between 46 and 50 Hudson Street. He presented a study of land use zoning and parking availability for the surrounding area. He described the intention to use the panelized system to construct a building with high R-values and performance. He plans to use heat pump technology for heating and cooling. Chairperson Krakauer solicited comments from the Board. David Smith requested that Mr. Hopkins submit a copy of the recorded easement agreement with 48 Hudson Street and the parking analysis. Rachelle Gebler stated that the building's architectural style is excessively dissimilar to others on Hudson Street and requested that the design be more in line with the street. She suggested that Mr. Hopkins consider a gable roof design to reduce the building's visual bulk and height. Mr. Hopkins said he addressed the height concerns by stepping back into the building. Jay Schulz asked Mr. Hopkins if there would be storage under the stairs to the second level. Mr. Hopkins stated that the room under the stairs would be the utility room. Sean McCarthy stated that this is a model preliminary application for applicants and that the quality of the proposed work is above what the Board has been seeing. Mr. Shulz stated he is concerned about backing out of the driveway and asked if there are examples where this occurs safely. Mr. Hopkins stated that 46 Hudson has the same parking configuration Sean McCarthy suggested the Board consider referring the application to the Zoning Board of Appeals for the April meeting and allow the applicant to present updated material at the March Planning Board meeting. Mr. Camia asked Mr. Hopkins to compare the non-conforming conditions of the existing structure with the self-created variances he will be requesting. Mr. Hopkins stated that the existing structure is over the property line at the side and front yard setbacks. Although he is seeking variances for the setbacks and coverage, the new structure would improve these setbacks. The existing two-family residence includes one parking space, whereas the proposed three-family residence proposes (3) parking spaces, where (6) spaces are required by code. The Planning Board referred the application to the Zoning Board of Appeals and adjourned it to the March 20, 2025, Planning Board meeting to discuss architectural review concerns. 9. Francesco Alesci, 135 Beekman Avenue, Proposed 14-unit apartment building, Site Plan Approval extension- Preliminary Presentation 7 (2/20/25) �Maximillian Mahalek stated that he is an attorney from Cuddy + Feder LLP who is representing the applicant. Mr. Mahalek stated that the applicant is requesting a second extension for the Site Plan and Architectural Review approval granted in 2024. The applicant has completed boring tests, and is working on the construction drawings. Richard Gross moved to approve the draft resolution. Moved: Gross Seconded: Anderson Chairperson Krakauer- yes Rachelle Gebler- yes Chris Camia-yes Richard Gross-yes Jay Schulz- yes Ken Anderson- yes Vote 6-0 10. One Kingsland Owner, LLC, 332-338 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Preliminary Presentation Peter Chavkin stated that he is a managing partner of Sun Homes and that they have contracted Appel Design Group Architects for the project balance. Matthew Martinque is an architect with Appeal Design Group representing the applicant. Mr. Martinque stated that the building is four stories tall and has four units. He summarized the floor plans for the 20-foot wide interior units and exterior building materials, and stated that the rooftop condensers would include screening. He presented renderings of views from the alleyway between the two buildings and stated that there is 24 feet between the buildings. An additional architectural feature at the north elevation is unnecessary, as the corner would be well landscaped. Solid entry doors are proposed with unit numbers that would include downlights. Mr. Chavkin stated that glass windows are proposed on the sides of doors in the 28-foot wide units not included in this building. Chairperson Krakauer asked Mr. Martinque to describe the landscaping at the north corner. Mr. Chavkin said he would provide a more detailed landscape plan for the next meeting. Chris Camia suggested shifting the spacing of the rooftop condenser units and screening from the ends of the building to improve views. Mr. Chavkin requested that the Board approve the preparation of a draft resolution for the next meeting, subject to submission of revised plans addressing the landscaping, rear lighting, rooftop condenser locations and screening. Chairperson Krakauer solicited comments from the Board and the consultants and polled the Board on their approval to prepare a draft resolution. 8 (2/20/25) �There were no additional comments or objections from the Board. Chairperson Krakauer directed David Smith to prepare a draft resolution for review at the March 20, 2025 meeting. 11. One Kingsland Owner, LLC, 340-350 Legend Drive, Proposed (6) Unit Townhome Building, Architectural Review Approval- Preliminary Presentation Matthew Martinque is an architect with Appeal Design Group representing the applicant. Mr. Martinque stated that the four-story building contains six units and includes a similar architectural style and floor plans to the adjacent four-unit building at 332-338 Legend Drive. Gas and electric meters will be located on the ends or in-between the buildings with landscape screening. Chairperson Krakauer solicited comments from the Board and the consultants. David Smith requested that the applicant provide a summary of the approved and built blocks and what is being proposed. Mr. Chavkin said he would submit a key plan summarizing the progression. Mr. Chavkin requested that the Board approve the preparation of a draft resolution for the next meeting, subject to submission of revised plans addressing the landscaping, rear lighting, rooftop condenser locations and screening. Chairperson Krakauer solicited comments from the Board and the consultants and polled the Board on their approval to prepare a draft resolution. There were no additional comments or objections from the Board. Chairperson Krakauer directed David Smith to prepare a draft resolution for review at the March 20, 2025 meeting. 12. One Kingsland Owner, LLC, 349-355 Hollows Pass, Proposed (4) Unit Townhome Building, Architectural Review Approval- Preliminary Presentation Matthew Martinque is an architect with Appeal Design Group representing the applicant. Mr. Martinque stated that the four-story building contains four units and has a similar architectural style and floor plan to the buildings at 332-338 Legend Drive and 340-350 Legend Drive. This building includes two 28-foot-wide end units with a sidelight at the entrance door. Mr. Martinque presented a rendering and stated that two brick colors are proposed for the building units. Peter Chavkin stated that they prefer to deliver the building as rendered. If the Planning Board prefers, they will alternate the brick colors for each unit. Mr. Martinque stated that the down lighting would appear softer with the lighter color brick. 9 (2/20/25) �Chairperson Krakauer asked Mr. Martinque if this building is wider than the buildings on Legend Drive. Mr. Martinque stated that this building includes two 28-foot wide end units and two 24-foot wide interior units. Mr. Chavkin stated that the buildings on Legend Drive include 22-foot wide end and 20-foot wide interior units. Chairperson Krakauer polled the Board members for their comments regarding the articulation of the brick colors The Board agreed to be comfortable with the exterior design and brick colors. Peter Chavkin requested that the resolution language for the fourth-floor penthouses and end units be the same for the three buildings and not include the language for the high-visibility end units. Chairperson Krakauer asked Peter Chavkin if rooftop pergolas are proposed for the two buildings on Legend Drive or the building on Hollows Pass. Peter Chavkin stated that rooftop pergolas are not proposed on the three buildings. Chairperson Krakauer directed David Smith to prepare a draft resolution for review at the March 20, 2025 meeting. 13. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II- Waterfront Open Space- North Buffer- Amended Site Plan & Wetlands Watercourse Permit Approval- Preliminary Presentation Peter Chavkin stated that he is from Biddle Real Estate Ventures, representing Lighthouse Landing Communities, LLC, and is requesting amended site plan approval for the North Buffer area of the Phase II Waterfront Open Space. Mr. Chavkin stated that they should change the name to the North Meadow. The Board previously approved the North Buffer and the third leg of Tappan Zee Park. A condition of the approval required them to determine if flood surveys would allow them to raise the grade of the North Buffer. The studies determined that the flood levels at the maximum water elevation flooding are a foot lower than the maximum the overall site could accommodate, where no residences would be flooded. The amended plan includes raising the bottom of the channel approximately 2 feet. No changes have been proposed for the approved pathways and depressed areas. This area will serve as infrastructure and open space. Chris Camia asked Mr. Chavkin to describe the emergency access area. Mr. Chavkin stated that the emergency access area was approved as a grassed pathway with a rubberized system underneath. The pathway will serve as a permanent pedestrian connection and emergency vehicle service connection. 10 (2/20/25) �Questions related to the vehicle weight that the path could support and whether there would be signage indicating its emergency use. Mr. Chavkin said he would confirm with the engineers and provide information to the Planning Board. There was a discussion regarding an Intermunicpal Agreement with Westchester County related to the operations and maintenance of Kingsland Point Park, whether or not the fence and concrete that border the park entrance from the North Buffer should be removed or remain, and suggestions for keeping a part of the original foundation. Mr. Chavkin requested that the Board approve preparing a draft resolution for the next meeting. Chairperson Krakauer solicited comments from the Board and the consultants and polled the Board on their approval to prepare a draft resolution. There were no additional comments or objections from the Board. Chairperson Krakauer directed David Smith to prepare a draft resolution for review at the March 20, 2025 meeting, including language for keeping a part of the original foundation. 14. Approval of minutes, November 21, 2024, December 19, 2024, January 16, 2025 Richard Gross moved to approve the November 21, 2024 meeting minutes. Moved: Gross Seconded: Gebler Chairperson Krakauer- yes Rachelle Gebler- yes Chris Camia- yes Richard Gross- yes Jay Schulz-yes Ken Anderson-abstain Vote 5-0-1 Chris Camia moved to approve the December 19, 2024 meeting minutes. Moved: Camia Seconded: Gross Chairperson Krakauer- yes Rachelle Gebler- yes Chris Camia- yes Richard Gross- yes Jay Schulz-yes Ken Anderson-yes Vote 6-0 Chris Camia moved to approve the January 16, 2025 meeting minutes. Moved: Gebler Seconded: Camia 11 (2/20/25) �Chairperson Krakauer- yes Rachelle Gebler- yes Chris Camia- yes Richard Gross- yes Jay Schulz-yes Ken Anderson-yes Vote 6-0 Richard Gross moved to adjourn the meeting at 9:50 PM. Moved: Gross Seconded: Anderson Vote 6-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 12 (2/20/25) �Exhibit #1 Chairperson Lindsay Krakauer c/o Village of Sleepy Hollow Department of Architecture, Land Use Development, Buildings and Building Compliance 28 Beekman Avenue, Sleepy Hollow, New York 10591 Re: Cortlandt Development LLC Application for 377 North Broadway February 20, 2025 Dear Chairperson Krakauer, Historic Hudson Valley (“HHV”) is a not-for-profit cultural organization that owns and operates several National Historic Landmarks, including Philipsburg Manor at 381 North Broadway in Sleepy Hollow. The Manor also serves as a Visitor Center for visitors to Kykuit, the Rockefeller Estate, also a National Historic Landmark in Sleepy Hollow. HHV provides significant positive economic impact for Sleepy Hollow and its businesses as it welcomes tens of thousands of visitors each year at Philipsburg Manor through educational programs, tours of two historic sites, and popular events. We have reviewed the application for the property at 377 North Broadway, just across Pocantico Street from Philipsburg Manor. We welcome this project. If it is completed with sufficient attention paid to architectural character and site planning enhancements, we believe the final result has the potential to improve the appearance of the existing property and be an enhancement to our neighborhood overall. The site is currently a sea of asphalt and concrete surfaces. Landscaping along its Pocantico Street frontage, even freestanding planters that are well maintained, would be an aesthetic improvement and provide a visual buffer for the proposed parking area. We ask the Planning Board to require this as part of any approval granted. Our chief concern is the provision of adequate on-site parking for the proposed uses (deli with seating/market/gas station). We notice that there appears to be a discrepancy between the area proposed to be outdoor seating in the color renderings submitted in comparison with the site plan, with the former depicting a much larger area that projects all the way out from the garage bay facade to meet the stone facade of the southern portion of the existing building. On the site plan, a much narrower area is depicted as the proposed outdoor seating area. The size of the seating area and whether the proposed use is intended as “grab and go” or “sit and eat” has significant implications for our property. If customers are dining in, there will be slow turnover of the limited parking on site, creating the potential for deli customers to attempt to use the Philipsburg Manor parking lot instead of the site’s own parking. In addition to this discrepancy, we have not been able to identify how the off-street parking requirement from Section 450-41.E of the Village Zoning Law is being applied to the proposed use, and what size outdoor dining area, with what number of seats, was used as part of that calculation. �Based on the multiple activities proposed for the site, it can also be expected that more vehicular and pedestrian activity will be generated than in the past. What area on the site is proposed to be used for unloading deliveries to the building and the underground gasoline storage tanks? How can the Planning Board ensure that these deliveries will not block access to the proposed parking spaces and, in so doing, increase the possibility that customers will not find sufficient parking on-site and begin to search for parking elsewhere, such as on the nearby Philipsburg Manor parking lot? Until these variables, and the applicable math to set the required number of on-site parking spaces, are made clear in the application, we respectfully request that the Planning Board hold open this Public Hearing so that we can react to this aspect of a clarified application. As you know, parking is at a premium in the Village, and Philipsburg Manor needs every one of its parking lot’s spaces available to support its own business uses. Should the Planning Board grant an approval for this project, HHV asks that it include measures and stipulations that preclude the possibility that the Manor’s parking lot will be used by customers of the business at 377 North Broadway. We believe this project has the potential to improve the aesthetics of a property in direct view of Phillipsburg Manor, and to add a desirable amenity. We ask that the Board pay careful attention to its parking requirements and insist in any approval that the applicant take all necessary measures to mitigate any adverse parking impact on its neighbor. Best regards, Waddell Stillman, President Rob Schweitzer, Vice President, Communications & Commerce Historic Hudson Valley �Exhibit #2 ALL-FLEET SERVICE INC. 3S7 North Broadway Sleepy Hollow, N.Y. 10S91 914-366-0688 . By email and By Band Smccarthy@sleepyhollowny.gov Chairperson Krakauer, C/O Village of sleepy Hollow, D e partment of Architecture Land Use Development Building & Buildings Compliance 28 Beekman Avenue Sleepy Hollow, N.Y. 110591 •.· February 18, 2025 RECEIVED FEB 1 9 2025 BUILDING DEPT: VILLAGE O F SLEEPY HOLLOW Re: Application o f Cortland development L L C f I, Jorge Berenguer, as the owner o f All Fleet Services, located at 357 N. Broadway, Sleepy Hollow, a gas station and deli less than 200 feet from the proposed request by Cortland Development LLC, seeking approval to convert an auto repair shop into a delicatessen. I object to their application, since there is already a deli in place here at 357 N. Broadway, Sleepy Hollow Taxi � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-02-20 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/85c3756cf0a45f73883d1664a9225428.pdf 3a5c25fbc6ebcc0cb44d655e90acaf14 PDF Text Text Village of Sleepy Hollow Planning Board Minutes March 20, 2025 Chairperson Krakauer called the meeting to order at 7:23 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Chris Camia Richard Gross Jay Schulz Rachelle Gebler Benjamin Nielsen Ken Anderson Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Pamela Kroll, Secretary to the Planning Board Agenda: 1) Cortlandt Development LLC, 377 North Broadway, Proposed deli/market, Site Plan & Architectural Review Approval- Continued public hearing 2) One Kingsland Owner, LLC, 332-338 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Draft resolution 3) SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development, Block A Proposed medical office building, Site Plan and Architectural Review ApprovalPublic hearing, Continued public hearing 4) One Kingsland Owner, LLC, 340-350 Legend Drive, Proposed (6) Unit Townhome Building, Architectural Review Approval- Draft resolution 5) One Kingsland Owner, LLC, 349-355 Hollows Pass, Proposed (4) Unit Townhome Building, Architectural Review Approval- Draft resolution 6) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II- Waterfront Open Space- North Buffer, Amended Site Plan & Wetlands Watercourse Permit Approval- Draft resolution 7) 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & ARB Approval- Presentation 8) Marathon Development Group, LTD, 100 College Avenue, Proposed 105-unit mixeduse development, Subdivision, Special Permit, and Site Plan Approval- Presentation 1 (3/20/25) �9) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalContinued public hearing 10) KWD Realty, LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review Approval- Discussion 11) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalDiscussion 12) Approval of minutes, February 20, 2025 1. Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Site Plan & Architectural Review Approval- Continued public hearing Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Gebler Vote 7-0 Jonathan Merheb is the engineer from JMER Engineering P.C., representing the property owner. Mr. Merheb stated that the revised plans include changing the fence from chain link to vinyl, adding a landscape strip along Pocantico Street, adding surface-mounted bollards for pedestrian safety, and moving the planters to the sidewalk in front of the building. Mr. Merheb described the drainage improvements and stated that a vehicular maneuverability diagram demonstrates safe access from all parking spots. Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer solicited comments from the Board and consultants. Benjamin Nielsen suggested that large planters anchored in the pavement would be more aesthetic and provide better safety than bollards. The Board discussed the options using bollards instead of planters along the storefront. Mr. Merheb agreed to use decorative steel bollards that incorporate bike racks. James Natarelli requested that Mr. Merheb revise the civil plans to wrap the front drainage leader to the rear of the property, address the system overflow, and confirm that the proposed lighting plan complies with the foot-candle requirements along the property lines. Mr. Merheb stated that he would address the front leader drain if the elevations permit it, would provide an open grate instead of a solid cover for overflow, and would relocate or provide fixtures with less wattage where they are close to the property lines. David Smith read the conditions of the draft resolution. Richard Gross moved to close the public hearing and approve the resolution. 2 (3/20/25) �Moved: Gross Seconded: Anderson Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 7-0 2. One Kingsland Owner, LLC, 332-338 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Draft resolution Craig Tompkins is the VP of Landing Development of Biddle Real Estate Ventures, representing One Kingsland Owner, LLC. Mr. Tompkins stated that the revised plans include a revised cover sheet, a planning board endorsement block, representation of the previous approvals, addition of address numbers on the back of the buildings, and revised locations of the rooftop mechanical equipment. David Smith asked if the architect determined that the rooftop coverage on the fourth floor is more than limited to 75% of the area below it. Mr. Tompkins said he would submit revised calculations showing that the fourth-floor rooftop complies with the 75% coverage condition. Mr. Tompkins stated that an enlarged detail of the previously approved landscape plan was provided to demonstrate the area at the corner of the block. David Smith requested that future applications include graphics that show comparisons of the townhome groupings on either side of the proposed building to give the Board a sense of how the blocks are laid out and avoid excessive similarity in the Kit of Parts. Mr. Tompkins said he would submit revised application submissions for the upcoming applications, including comparison graphics, for the next meeting. David Smith read the draft resolution, design requirements, and approval conditions. Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Nielsen Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes 3 (3/20/25) �Ken Anderson- yes Vote 7-0 3. SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development Block A Proposed medical office building, Site Plan & Architectural Review- Continued public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Anderson Vote 7-0 Janet Giris is a partner with the law firm of DelBello Donnellan Weingarten Wise & Wiederkehr, LLP, presenting on behalf of the applicant. Ms. Giris stated at the February meeting that the Board directed staff to prepare a draft resolution. Modifications were made to the draft resolution that they reviewed. Mr. Giris stated that the rooftop finish will match, and landscaping would be corrected on the final site plan drawings. Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer solicited comments from the Board or the consultants. There were no comments from the Board. Chairperson Krakauer requested that David Smith read the draft resolution and call out the changes. David Smith stated that the revisions received from the Building Department were to reorganize the conditions related to the general site plan approval, signing of the resolution, issuance of permits, and the temporary or permanent Certificates of Occupancy. David Smith read the amended resolve clauses and conditions of the draft resolution. Ms. Giris requested changes to the wording of the condition related to the required performance bond for the pedestrian connection in connection with the signing of the resolution. Ms. Giris asked David Smith to repeat the condition related to the Block A parcel remaining a taxable lot and to review the dates of the consultant reviews. Ms. Giris stated that the revised draft resolution conditions are acceptable. Sean McCarthy stated that the Board discussed the time limits for calling the bond if the pedestrian stair connection from Beekman Avenue is not completed by September 30, 2025. The Planning Board shall approve the final construction logistics plan instead of the Building Inspector. There was a discussion regarding the conditions for approving the eastern garage elevation mural and the curb adjustments on Beekman Avenue. 4 (3/20/25) �Janet Giris requested time to review the revised resolution conditions with the applicant. Rachelle Gebler moved to close the public hearing. Moved: Gebler Seconded: Camia Vote 7-0 Ms. Giris stated that the Construction Logistics plan is typically prepared when a contractor is on board and is part of the issuance of the Building Permit. Ms. Giris stated that the professionals are the appropriate experts to determine the logistics of construction sequencing, and the Planning Board does not have expertise in that area. Mr. Giris asked what the process for the Planning Board approval would entail. Mr. McCarthy stated that the Planning Board typically reviews a conceptual logistics plan. The submitted logistics plan is insufficient in detailing what will need to happen on the site about closing sidewalks, parking spaces, pedestrian traffic detours, possible road closures, and temporary curb cuts. The material staging areas will be located two blocks from the construction site and will be reduced due to residential properties and the supermarket. Ms. Giris asked if the logistics plan could be approved as an administrative procedure. David Smith re-read the resolution conditions related to requiring Planning Board approval. He proposed modifying the language to read that a conceptual logistics plan will be submitted for the Planning Board review, with the final plan approval by the Building Department. Chris Camia agreed that the Board should be able to review the logistics plan and make suggestions, while Sean McCarthy can provide the enforcement and final review. Chairperson Krakauer stated she was open to scheduling a work session to review the logistics plan. Ms. Giris stated that the applicant is not comfortable with the tax conditions. Ms. Giris stated that while there is no intention for the property to come off the tax rolls at this time, it is neither appropriate nor within the Board’s power to require that a property be on the tax rolls in perpetuity, and questions the legality of it. Joshua Subin suggested that the Board seek counsel's advice to hear his opinion on the tax condition. At 8:33 PM, Chairperson Krakauer stated that the Board would hold an advice of counsel session and resume the meeting. At 8:51 PM, the Board resumed the meeting. Chairperson Krakauer requested that David Smith read the alternative proposal to address the applicants’ concern. 5 (3/20/25) �David Smith stated that the Board proposes adding two separate whereas clauses to the draft resolution and agreed to remove condition #10 related to the taxes as follows: “Whereas the Village of Sleepy Hollow is part of a rezoning of the former General Motors North Tarrytown Assembly plan that envisioned significant economic redevelopment associated with the development of the site, and Whereas the applicant has made representations that the proposed use would be beneficial to the Village’s economic redevelopment.” Chairperson Krakauer stated that the Board is comfortable with the requests. Ms. Giris stated that she is okay with the revisions based on what she reviewed. Ms. Giris stated that the last-minute changes to the draft resolution were unsettling. If there are issues, they will come back before the Board. Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Gross Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 7-0 4. One Kingsland Owner, LLC, 340-350 Legend Drive, Proposed (6) Unit Townhome Building, Architectural Review Approval- Draft resolution Craig Tompkins is the VP of Landing Development of Biddle Real Estate Ventures, representing One Kingsland Owner, LLC. Mr. Tompkins stated that the revised plans include a revised cover sheet, a planning board endorsement block, and representation of the previous approvals, addition of address numbers on the back of the buildings, and revised locations of the rooftop mechanical equipment. David Smith stated that the conditions and requests for the draft resolution are the same as those detailed for the approval of 332-338 Legend Drive. Mr. Tompkins said he would submit revised calculations showing that the fourth-floor rooftop complies with the 75% coverage condition. Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Schulz Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes 6 (3/20/25) �Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 7-0 5. One Kingsland Owner, LLC, 349-355 Hollows Pass, Proposed (4) Unit Townhome Building, Architectural Review Approval- Draft resolution Craig Tompkins is the VP of Landing Development of Biddle Real Estate Ventures, representing One Kingsland Owner, LLC. Mr. Tompkins stated that the revised plans include the same revisions submitted with the other buildings. David Smith stated that the conditions and requests of the draft resolution are the same as detailed for the approvals of 332-338 Legend Drive and 340-350 Legend Drive, with additional conditions as follows: The fourth floor's enclosed/ roofed areas shall be limited to less than 75% of the floor below for interior units. Fourth-floor enclosed/ roofed areas shall be limited to 50% or less of the floor below for end units generally open to view or for higher visibility units as may be determined by the Planning Board. After due consideration, based on documentation provided to the Planning Board dated 2/6/25, the Planning Board determines that Units #63 and #66 are high visibility units given their frontage on Hollow Pass and limits the enclosed/roofed area to 50% percent or less for the end units (#63 and #66) presented as part of the Proposed Action. Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Anderson Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 7-0 6. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II –Waterfront Open Space- North Buffer, Amended Site Plan & Wetlands Watercourse Permit Approval – Draft resolution Craig Tompkins stated that no revisions have been made to the plans presented in February. Mr. Tompkins requested to work with the Building Department to find a solution to identify the vehicle's emergency access path from Legend Drive to the park. The proposed path will be a 7 (3/20/25) �grass material that provides stability to hold fire trucks and to be used by pedestrians. Mr. Tompkins stated that the North Buffer work and the water line extension from Legend Drive to the Park are proposed to start in May. Chairperson Krakauer solicited comments and suggestions from the Board. Benjamin Nielsen suggested using landscape edging as a natural border to delineate the emergency pathway and asked if Woodard & Curran reviewed the revisions. Sean McCarthy said that Woodard & Curran has open items that need to be addressed. Mr. Tompkins stated that Woodard & Curran and WSP are working through the discrepancies between the engineers and requested that they be allowed to resolve them prior to filing the Building Permit. Mr. Nielsen asked Mr. Tompkins to provide a status of the balance of the waterfront park, as the completion of the buffer channel is part of the Phase III Waterfront Open Space Park. Mr. Tompkins stated that the certificates of occupancy for the buildings along Hollows Pass rely on the completion of the North Buffer, landscape, and public parkland in front of them. The Waterfront Open Space Phase III is tied to the development of Block Q, which is years away. Chairperson Krakauer asked Mr. Tompkins for the estimated completion date of the North Buffer. Mr. Tompkins stated they are committed to completing the North Buffer before Building M on Hollows Pass is occupied. Chris Camia asked if the completion of the North Buffer would trigger access from Legend Drive up to the circle. Mr. Tompkins stated that the road would be open to the circle except for Hollows Pass when the first Building M seeks occupancy. He estimates that it should be completed by the end of the year. David Smith read the resolve clauses and the conditions of the draft resolution. The Board discussed the conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Camia Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes 8 (3/20/25) �Jay Schulz- yes Ken Anderson- yes Vote 7-0 7. 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence Site Plan & Architectural Review Approval – Presentation Brian Hopkins is the owner and architect of the property. Mr. Hopkins stated that the proposed changes to the building façade materials include using a lighter color board and batten fiber cement siding with wood accents, decking and window separations. Mr. Hopkins presented an alternative slanted parking layout, described how it would provide larger parking spaces, and allow for possible tandem parking. The Board suggested architectural design changes to the stair risers and railings, window trims, roof style, front porch, and color schemes to resemble the adjacent properties. Mr. Hopkins stated that there is a strong precedent for modern building architecture elements created from the Edge-on-Hudson Development and neighboring properties. The Planning Board approved a similar parking arrangement at 46 Hudson Street. Mr. Hopkins described how the proposed front stoop provides a better solution than a front porch and reduces the size of the building from the streetscape. Chairperson Krakauer asked Mr. Hopkins if a variance is required for the proposed wall along the driveway. Mr. Hopkins stated that he removed the proposed retaining wall. There was a discussion between Mr. Natarelli and Mr. Hopkins regarding the proposed stormwater calculations of the shared driveway impervious surfaces, whether a drainage easement will be required, regulations for compact parking spaces, and the maximum driveway grade percentages. No action was taken. 8. Marathon Development Group LTD, 100 College Avenue, Proposed 105-unit mixed-use development, Subdivision, Special Permit, and Site Plan ApprovalPresentation Brian Sinsabaugh stated that he is an attorney with Zarin & Steinmetz on behalf of the applicant, Marathon Development Group, LTD. Mr. Sinsabaugh stated that the team met with the consultants and the Building Inspector on February 25, 2025, the Board of Trustees on March 4, 2025, and the Local Development Corporation (LDC) on March 10, 2025. Meetings were held with LDC on March 24, 2025, and the Board of Trustees on March 25, 2025. Mr. Sinsabaugh stated that the submitted parking surveys prepared by Kimley Horn determined that, based on the studies, 172 parking spaces are needed for the residential units and 8 spaces are required for the retail per Code, for a total of 180 spaces, where they propose to provide 200 parking spaces. Mr. Sinsabaugh stated that a hydrant flow test was conducted on March 5, 2025. 9 (3/20/25) �They are working with the LDC on the citing criteria for the Special Permit, in which the Village of Sleepy Hollow must have an ownership stake in the property. They are reviewing and executing a proposed joinder agreement with the LDC to take an ownership stake in the property. He stated that the application is complete and requested that the Planning Board circulate intent as the declared lead agency. Chairperson Krakauer solicited comments from the Board and consultants. David Smith stated that the issue regarding density arose during the work session. Mr. Smith asked the applicant to describe how density and the proposed unit count were determined. Ed Vogal is the project architect from Warshaurer Mellusi Washaurer Architects. Mr. Vogal stated that the requested increase in density was calculated for a viability function, more than a formula from the Zoning Code or the underlying zoning code. Part of the request is for the Village Board to allow the proposed density to occur. Chairperson Krakauer asked how the density was calculated. Mr. Vogel stated that the density calculation was based on unit count, not unit bedroom counts. Mr. Smith asked Mr. Vogel how they determined to propose 105 units. Mr. Vogel stated that the 105-unit count is based on the proposed lot area. The calculation is based on 10,000 square feet of lot area for the first 15 dwelling units, an additional unit for every 500 square feet of lot area, and applying a 20% bonus. The maximum density for the new lot is calculated as the permitted density count of 130 units, whereas they are proposing 105 units. Mr. Vogel asked Sean McCarthy if the Village of Sleepy Hollow Zoning code calculations differ. Sean McCarthy stated that his calculations per the Village of Sleepy Hollow Zoning Code differ. David Smith stated that the differences in calculating the proposed density should not necessarily hold up the circulation of the Notice of Intent action and the days. Chris Camia asked Mr. Sinsabaugh where those who park in the lot now would park during construction of the new lot. Mr. Sinsabaugh stated that it is a continued analysis they are working on, and they have reached out to some surrounding properties that may be beneficial and are expanding the approach where they are looking to provide temporary parking and shuttles. Chairperson Krakauer stated that the Board is concerned about traffic flow and requested that the construction plan identify local parking areas. The Board discussed properties that could be used for temporary parking. 10 (3/20/25) �Mr. Smith reviewed the State Environmental Quality Review Act criteria and stated that his preliminary findings will classify the proposed application as a Type I action. Chris Camia stated that the parking study significantly differs from the Zoning Code and does not accurately depict real time conditions. He is concerned about the reliance of utilizing (9) public street parking spaces. Mr. Sinsabaugh stated that the parking studies were based current conditions and that affordable housing is a unique use. Benjamin Nielsen moved to direct staff to circulate a Notice of Intent to all interested parties for the Planning Board to be the Lead Agency for the State Environmental Quality Review process Moved: Nielsen Seconded: Camia Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 7-0 9. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan Approval -Continued public hearing Chairperson Krakauer stated that the applicant has requested an adjournment of the public hearing to the April 24, 2025 meeting. 10. KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility Site Plan & Architectural Review Approval- Discussion Karl Dibble is the property owner. Mr. Dibble described the revised site plan and renderings. Mr. Dibble stated that Cronin Engineering is working on the stormwater plans. There was a discussion between the Board and Mr. Dibble regarding the variances required for the current plan related to coverage, height, and setbacks in relation to the property grades and perspective street views. Chairperson Krakauer asked Mr. Dibble if he had consulted with the Department of Transportation regarding the three curb cuts. Mr. Dibble stated that there are currently three curb cuts. The application proposes to relocate and reduce two of them. The gate will be open from 7:00 AM to 11:00 PM and locked when the establishment is closed. There will be signage to identify the entrance uses. 11 (3/20/25) �James Natarelli asked Mr. Dibble to provide details that determine if the driveway to the back of the building and the adjacent retaining walls in the setback would require a variance. Mr. Dibble stated that he would confirm if the retaining walls and fencing height would require a variance, and if he can manipulate the grade to reduce the height without affecting the driveway slopes. Mr. Natarelli requested that Mr. Dibble submit the topographic property survey. There was a discussion between the Board and Mr. Dibble regarding concerns about the proposed massing of the building, its visual impact on the neighborhood, and the significance of the variances that he is seeking to construct a non-compliant building. Rachelle Gebler polled the Board and stated they agree that they are not comfortable making a positive recommendation to the Zoning Board of Appeals. The Planning Board agreed that it is appropriate for Mr. Dibble to apply to the Zoning Board of Appeals, given their concerns regarding the massing, so that the Zoning Board and the public could weigh in on the requested variances. The Planning Board provided suggestions that would improve the compliance of the proposed building. Sean McCarthy stated that the Planning Board’s comments are part of the record and would be submitted to the Zoning Board of Appeals. Mr. Dibble stated that he will apply to the Zoning Board of Appeals. 11. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III –Waterfront Open Space, Site Plan & Wetlands Watercourse Permit Approval – Discussion Chairperson Krakauer stated that the discussion has been adjourned. 12. Approval of minutes, February 20, 2025 Rachelle Gebler moved to approve the February 20, 2025 meeting minutes. Moved: Gebler Seconded: Anderson Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- abstained Jay Schulz- yes 12 (3/20/25) �Ken Anderson- yes Vote 6-0-1 Richard Gross moved to adjourn the meeting at 10:58 PM. Moved: Gross Seconded: Gebler Vote 7-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 13 (3/20/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-03-20 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/619a44971ccfca1d8e0171c556d93781.pdf 086d5518db507a7ec3fa32b2d0f9b6fa PDF Text Text Village of Sleepy Hollow Planning Board Minutes April 24, 2025 Chairperson Krakauer called the meeting to order at 7:00 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Richard Gross Jay Schulz Rachelle Gebler Benjamin Nielsen Ken Anderson Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Pamela Kroll, Secretary to the Planning Board Absent: Chris Camia Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalContinued public hearing 2) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalDiscussion 3) 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & ARB Approval- Presentation 4) Marathon Development Group, LTD, 100 College Avenue, Proposed 105-unit mixeduse development, Subdivision, Special Permit, and Site Plan Approval- Presentation 5) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Preliminary presentation 6) One Kingsland Owner, LLC, 300-306 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 7) One Kingsland Owner, LLC, 352-358 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 8) One Kingsland Owner, LLC, 360-370 Legend Drive, Proposed (6) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 9) One Kingsland Owner, LLC, 372-378 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 1 (4/24/25) �10) One Kingsland Owner, LLC, 329-337 Hollows Pass, Proposed (5) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 11) One Kingsland Owner, LLC, 339-347 Hollows Pass, Proposed (5) Unit Townhome, Architectural Review Approval- Preliminary presentation 12) Approval of minutes, March 20, 2025 1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval- Continued public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Anderson Vote 6-0 Sam Vieira stated that he is the Project architect representing the owner. Mr. Vieira stated that the testing requirements for the stormwater management system and the engineering drawings have not been completed. Mr. Vieira summarized the application and described the changes made per the Board’s requests regarding the landscaping, curb cut, sidewalk, proposed gate and garbage/storage area screening. Chairperson Krakauer solicited comments from the public. There were no comments from the public. Chairperson Krakauer adjourned the public hearing to the May 22, 2025, Planning Board meeting. 2. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit Approval- Discussion The Board adjourned the application to the May 22, 2025, meeting. 3. 50 on Hudson Street LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & Architectural Review Approval – Discussion, Pending ZBA Approval Brian Hopkins is the owner and architect of the property. Mr. Hopkins presented photographs and renderings of the proposed house in combination with the homes approved and constructed at 46 and 34 Hudson Street. Mr. Hopkins presented photographs of buildings along Hudson Street and described the similarities in architectural bulk and size. He presented photographs of buildings on neighboring streets to compare the features of multi-story buildings with adjacent two-and-a-half-story buildings on Andrews Lane, Beekman Avenue and Clinton Street. Mr. Hopkins stated that these buildings include flat roofs. Mr. Hopkins presented photographs of homes on Ridge Street and stated that combining traditional and modern houses works well together. He presented a rendering view from the street and stated that pushing the fourth story back would bring down the scale of the building and align the third story with the other smaller houses on Hudson Street. Changes to the Site Plan include reorientation of the parking spots and adding a green area and a tree. The trash collection area was moved up front. Mr. Hopkins 2 (4/24/25) �presented renderings and perspective views and described the architectural changes to the façade colors, window and railing details, and batten spacing. Mr. Hopkins solicited comments from the Board. Benjamin Nielsen asked if the proposed porch is functional and if he considered covering it. The proposed building appears vertical and flat. Mr. Hopkins stated that the proposed porch would be functional, and he did not consider covering it. The different elements at the window heads and sills capture horizontal breaks. The depth of the recessed areas and the window insets would make the building less flat than neighboring properties. Jay Shulz asked Mr. Hopkins if he would consider adding two or three additional parking spaces behind the 48 Hudson Street building. Ken Anderson asked Mr. Hopkins about the proposed fence between 50 Hudson Street and 48 Hudson Street and asked him to describe the current rear yard conditions of 48 Hudson Street. Mr. Hopkins agreed to discuss the options of a second parking spot and the location of the fencing with the owner of 48 Hudson Street. The owner may want to maintain the trees and plantings in the rear yard. Chairperson Krakauer noted that a covered front porch is a common feature for many of the houses on Hudson Street and asked Mr. Hopkins if he is proposing a pergola or other shade structures. The building seems square, and most of the roofs on the street are gabled. Richard Gross suggested the porches have structural covers. Chairperson Krakauer asked Mr. Hopkins to consider the Board’s suggestions. Mr. Hopkins requested that the Board schedule a public hearing. James Natarelli requested that Mr. Hopkins submit the civil engineering drawings. Chairperson Krakauer agreed to schedule the public hearing for the May 22, 2025 meeting. 4. Marathon Development Group LTD, 100 College Avenue, Proposed 105-unit mixed-use development, Subdivision, Special Permit, and Site Plan ApprovalPresentation Chairperson Krakauer stated that the Board has not received additional information regarding the application. A Notice of Intent was circulated to the required agencies, declaring the Planning Board as the lead agency. The application was adjourned to the next Planning Board meeting. 3 (4/24/25) �5. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Preliminary presentation Mark Blanchard stated that he is an attorney with Blanchard & Wilson, LLP representing the applicant. He represented the applicant on the site plan approval granted in 2018. The applicant is requesting amended approval to eliminate the resolution condition, which requires the applicant to install an oil and water separator in the garage so that an updated certificate of occupancy may be issued. The applicant was told that an oil and water separator device could not be designed for the site. The applicant is the owner of Barrier Contracting, LLC. Although it is an environmental mediation business, the owner does not use the garage for vehicles that transport and contain oil drums or contaminated soil. Chairperson Krakauer asked if the approved site plan use has changed since 2018, and asked Mr. Blanchard to describe the two existing drains in the garage. Mr. Blanchard stated that the approved use from 2018 has not changed. The applicant has other yards where he stores his excavation equipment and materials used for environmental mediation. Mr. Blanchard believes the existing drains prevent flooding in a rain event, and if the Board would like them removed, he could speak to the Applicant. There was a discussion regarding the use and necessity of the existing drains and whether or not they tie into the sanitary sewer system. Chairperson Krakauer asked Sean McCarthy if the drains are necessary. Sean McCarthy stated that the drains should be disconnected and plugged if they are not used for commercial purposes and not connected to an oil and water separator. Automotive repairs are prohibited in the C-2 Zoning District. Disconnecting the drains would restrict the washing of vehicles in the building. Mr. Blanchard requested that the application be adjourned to the May meeting so that he may consult with the applicant about the drains. Jay Schulz requested that Mr. Blanchard check for a water source and a hose in the garage. No action was taken. 6. One Kingsland Owner, LLC, 300-306 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 7. One Kingsland Owner, LLC, 352-358 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 8. One Kingsland Owner, LLC, 360-370 Legend Drive, Proposed (6) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 4 (4/24/25) �9. One Kingsland Owner, LLC, 372-378 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 10. One Kingsland Owner, LLC, 329-337 Hollows Pass, Proposed (5) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 11. One Kingsland Owner, LLC, 339-347 Hollows Pass, Proposed (5) Unit Townhome Building, Architectural Review Approval- Preliminary presentation Chairperson Krakauer invited the applicant to present the applications for the different buildings in one presentation. Guy Mazzola stated that he has partnered with Peter Chavkin and Bill McGuinness to be the managing partner of SunHomes, taking over the company operations and heading up construction and design. Mr. Mazzola stated that his presentation includes revisions to address the comments from the April 10, 2025 Work Session. Mr. Mazzola presented an illustration and described the phases of the Block O/P & N Townhomes Phase II approvals and pending applications using color and letter building identifications. Chairperson Krakauer requested that Mr. Mazzola use the street address to describe the location of the buildings. Chairperson Krakauer asked if the presentation includes signage for roadways and alleys. Mr. Mazzola stated that they are working on the plan for wayfinding signage for the site. Mr. Mazzola presented a rendering of the 300-306 Legend Drive building, labeled as Building P and stated that the rendering includes the previously approved Building O and Building N on Legend Drive. Per the Board’s comments, high visibility bay elements were added to the side of the building and to the front of one of the units. Mr. Mazzola described the architectural features that break up the building units and compared them with adjacent approved building. Chairperson Krakauer asked Mr. Mazzola to confirm that they are two distinct colors proposed on the main façade and asked if there are any shade coverings proposed for the rooftop or the Juliet balconies. Mr. Mazzola stated that they are working on designs for retractable awnings for the rooftop. If proposed, they will submit revised plans to the Board. Awnings are proposed over the Juliet balconies and some of the windows and doors. Jay Schulz asked Mr. Mazzola if the same color scheme are proposed for all 14 units in the building applications seeking approval. Mr. Mazzola described the proposed building façade color palettes and materials and stated that the same design scheme is proposed for the 14 units. 5 (4/24/25) �The Board agreed that applicant should consider different color pallets for each building and suggested adding a third brick color to avoid having mirrored facades. Chairperson Krakauer asked Mr. Mazzola to describe the rooftop utilities screening. Mr. Mazzola stated that jogging of the building bays in the alleyway would provide screening of the rooftop utilities. Benjamin Nielsen asked if the gas meters are proposed in the alleyways between the buildings on Legend Drive. Mr. Mazzola stated that the gas meters are located on the other side of the building’s alleyway/walkways. Mr. Mazzola presented an illustration, described the locations of the gas meters and the proposed landscaping for the six buildings, and described the space dimensions between the buildings and units. Mr. Shulz asked where the residents of the interior units of Buildings Q, U, and T could access additional parking spaces for guests. Mr. Mazzola stated that there would be additional spaces at the amenity area parking lot and stated that he would confirm the availability. There was a discussion on how visitors would get to the interior building units through alleyways. Mr. Mazzola presented a rear view rendering from the interior courtyard of the building located at 352-358 Legend Drive, labeled as Building Q. Mr. Mazzola presented a rendering from the interior courtyard of the buildings located at 360370 Legend Drive, labeled as Building U, and 372-378 Legend Drive, labeled as Building T. Mr. Mazzola stated that the four end units for these buildings have the high visibility bay features. Benjamin Nielsen stated that there is minimal articulation at the downspouts in-between the building. Mr. Mazzola stated that the setback regulations limit the possible the articulation between the units. The Board suggested the applicant consider adding a third brick color to articulate the interior units. Mr. Shulz asked Mr. Mazzola if the six buildings are at the same elevations. Mr. Mazzola stated that the buildings are not at the same elevations and vary between two and four steps at the entry. 6 (4/24/25) �Mr. Mazzola presented park view renderings the buildings located at 329-337 Hollows Pass, labeled as Building J, and 334-347 Hollows Pass, labeled as Building K including the building approved on Hollows Pass, labeled as Building L. Mr. Misola stated that they propose right-hand doors at Building K and left hand doors at Building J. Building K’s center unit is inset where Building J’s center unit is proud. Mr. Nielsen asked Mr. Mazzola is the proposed street trees and landscaping would be uniform at the terrace levels. Mr. Mazzola stated that the intention is for the landscaping to be the same. David Smith and Sean McCarthy agreed that tree species should be different for the buildings based on the street locations. There was a discussion regarding the articulations of the penthouse and parapets. Mr. Mazzola asked if the Board would consider permitting them to file for permits to start the buildings’ piles and foundations. The Board agreed that they would discuss the possibility of conditional approvals. No action was taken. 12. Approval of minutes, March 20, 2025 Chairperson Krakauer tabled the March 20, 2025, minutes to the May 22, 2025 Planning Board meeting. Benjamin Nielsen moved to adjourn the meeting at 8:50 PM. Moved: Nielsen Seconded: Anderson Vote 6-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 7 (4/24/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-04-25 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/0015c6b4552d52b4b4f27dc11737c280.pdf 853a691f6431272936e163d4ec7c917a PDF Text Text Village of Sleepy Hollow Planning Board Minutes May 15, 2025 Chairperson Krakauer called the work session to order at 6:30 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Richard Gross Jay Schulz Rachelle Gebler Benjamin Nielsen Ken Anderson Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Chris Camia Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalContinued public hearing 2) 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & ARB Approval- Public hearing, pending ZBA continued public hearing 3) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 4) One Kingsland Owner, LLC, 300-306 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Discussion 5) One Kingsland Owner, LLC, 352-358 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Discussion 6) One Kingsland Owner, LLC, 360-370 Legend Drive, Proposed (6) Unit Townhome Building, Architectural Review Approval- Discussion 7) One Kingsland Owner, LLC, 372-378 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Discussion 8) One Kingsland Owner, LLC, 329-337 Hollows Pass, Proposed (5) Unit Townhome Building, Architectural Review Approval- Discussion 9) One Kingsland Owner, LLC, 339-347 Hollows Pass, Proposed (5) Unit Townhome, Architectural Review Approval- Discussion 10) Approval of minutes, April 24, 2025 1 (5/15/25) �1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval- Continued public hearing Chairperson Krakauer stated that the Board has not received the engineering drawings or new correspondence for the application. 2. 50 on Hudson Street LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & Architectural Review Approval – Discussion, Pending ZBA Approval The Board reviewed the revised submission received on May 15, 2025 and discussed their comments related to the architectural plans. James Natarelli stated that he would be reviewing the revised engineering plans that he received before the meeting. The Board discussed the possibility of a municipal parking lot at 212 Beekman Avenue. 3. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Preliminary presentation The Board discussed whether the existing floor drains are required for the current use. 4. One Kingsland Owner, LLC, 300-306 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 5. One Kingsland Owner, LLC, 352-358 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 6. One Kingsland Owner, LLC, 360-370 Legend Drive, Proposed (6) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 7. One Kingsland Owner, LLC, 372-378 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 8. One Kingsland Owner, LLC, 329-337 Hollows Pass, Proposed (5) Unit Townhome Building, Architectural Review Approval- Preliminary presentation 9. One Kingsland Owner, LLC, 339-347 Hollows Pass, Proposed (5) Unit Townhome Building, Architectural Review Approval- Preliminary presentation The Board discussed the proposed alternate plan for architectural features of the end units of building U located at 360-370 Legend Drive and the proposed third brick color. The Board discussed that outstanding items related to the proposed utility locations, way-finding signage, side elevation treatments. 2 (5/15/25) �Guy Mazzola is a Managing Member of Sun Homes and stated that renderings are being prepared to show how the proposed third brick color will look incorporated on the buildings with six units. Chairperson Krakauer suggested that the Planning Board name Deputy Chairperson who would have signing power in her absence. The Board suggested that Benjamin Nielsen be the Deputy Chairperson. Mr. Nielsen agreed to accept the position. Chairperson Krakauer moved to approve Benjamin Nielsen as Deputy Chairperson of the Planning Board. Moved: Gross Seconded: Gebler Lindsay Krakauer, Chairperson - yes Richard Gross- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 6-0 Chairperson Krakauer stated that the Board is looking for new candidates to join the Planning Board as members or alternates and stated that interested residents should contact her or the Mayor to discuss. The Board discussed the requirements for the role of alternate members and voting capabilities. Chairperson Krakauer adjourned the work session at 7:50 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 3 (5/15/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-05-15 Approved Planning Board Work Session Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/fdb14ff58a1b48d69d145d498b34b031.pdf 09c9d0227adc900e29ae741a32caf4de PDF Text Text Village of Sleepy Hollow Planning Board Minutes May 22, 2025 Chairperson Krakauer called the meeting to order at 7:00 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Richard Gross Jay Schulz Rachelle Gebler Benjamin Nielsen Chris Camia Ken Anderson Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Pamela Kroll, Secretaty to Planning Board Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalContinued public hearing 2) 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & ARB Approval- Public hearing, pending ZBA continued public hearing 3) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 4) One Kingsland Owner, LLC, 300-306 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Discussion 5) One Kingsland Owner, LLC, 352-358 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Discussion 6) One Kingsland Owner, LLC, 360-370 Legend Drive, Proposed (6) Unit Townhome Building, Architectural Review Approval- Discussion 7) One Kingsland Owner, LLC, 372-378 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Discussion 8) One Kingsland Owner, LLC, 329-337 Hollows Pass, Proposed (5) Unit Townhome Building, Architectural Review Approval- Discussion 9) One Kingsland Owner, LLC, 339-347 Hollows Pass, Proposed (5) Unit Townhome, Architectural Review Approval- Discussion 10) Approval of minutes, April 24, 2025 1 (5/22/25) �1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval- Continued public hearing Chairperson Krakauer stated that the Board has not received the engineering drawings for the application. Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Gross Vote 7-0 Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer moved to adjourn the public hearing to the June 26, 2025 meeting. Moved: Krakauer Seconded: Nielsen Vote 7-0 2. 50 on Hudson Street LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & Architectural Review Approval – Discussion, Pending ZBA Approval Richard Gross moved to open the public hearing. Moved: Gross Seconded: Anderson Vote 7-0 Brian Hopkins is the owner and architect of the property. Mr. Hopkins stated that he reviewed the comments from the May 16, 2025 work session. Mr. Hopkins stated that houses on Hudson Street are a mix of single, two, three, and multi-family buildings that contain a variety of different roof types, porches, railings, columns, and windows. There is no defined character on Hudson Street as character is developed when buildings are repetitive in the styles and elements. Mr. Hopkins presented the design progressions and stated that the proposed building is modern with articulate architectural elements, scaled for the neighborhood with intentional designs for functionality. The proposed building will submstantially improve and add continuing value to the neighborhood as a way forward for Hudson Street. Mr. Hopkins requested that the Board draft a resolution to approve the project. Joshua Subin stated that it is within the Board’s discretion to decide things such as excessive dissimilarity or what the overall look and feel of the neighborhood is. Chairperson Krakauer solicited comments from the public. Jeff White stated that he is the owner of 42 Hudson Street. Mr. White stated that he is concerned about parking. He stated that there are (38) families on the block and (14) street parking spaces. There are (12) spaces available to rent from the Village. Many houses have no driveway and Bridgview Tavern is not permitting residents to use his lot. There are other three-family residences without driveways and he is concerned about permitting a three-family residence 2 (5/22/25) �without having the required number of parking spaces. When the Zoning Code was changed to increase tax revenue, it created a problem without a solution. William White stated that he representing 48 Hudson Street. Mr. White stated that the Zoning Board approved the requested variances. He said the the design of the building with the flat roof is commercial looking, retains heat longer, and is visually unappealing. A gable roof would be more efficient for solar panel installation and more appropriate for the character of the street. Mr. White requested that the Planning Board force the developer to come up with a design that would enhance the street. Clara Teagle stated that she lives at 38 Hudson Street. Ms. Teagle stated that the proposed design is too modern and big for Hudson Street and would align with the buildings on the street. The proposed building will create a problem with parking as there should be seven parking spaces. She has a shared driveway with one parking space but often doesn’t use it during the winter months. Toby White stated that she is the owner and trustee of 48 Hudson Street. Ms. White stated that the proposed development project and shared driveway will provide a benefit to her property by providing her with a parking space that doesn’t currently exist. Ms. White stated that the building design will set a precedent for what the new generation will want. Jeff White stated the long time residents of Hudson Street are not leaving. It should not be up to the developer to decide what homes will eventually look like. Clara Teagle stated that she is a lifelong resident and although there may be someone else who wants to tear down and construct a modern building, it is not the case now. Chairperson Krakauer solicited comments from the Board. Mr. Nielsen stated that the Neighborhood Streetscape illustration shows the proposed building in context with the other houses on the street. Chris Camia asked Mr. Hopkins is he is proposing solar panels. Brian stated that solar panels are not currently planned but that the roof will be solar ready. Chairperson Krakauer stated that she was hopeful that Mr. Hopkins would consider the Boards comments relating to the style of the roof, front porch, and railings. The proposed building is excessively dissimilar and doesn’t fit the character of the street. The Zoning Board granted the variances for parking, setbacks, and lot coverage. The Planning Board is reviewing the application for site plan and architectural review approval. She requested that Mr. Hopkins work on the design to get it to a place where the Board can move forward. Mr. Hopkins stated that he is proposing a modern building with a flat roof. He is proposing a custom beautiful building and the Board is requesting a generic design with no character, similar to 46 Hudson Street. 3 (5/22/25) �David Smith stated that they will agree to disagree. Rich Gross stated the application is not ready for a draft resolution. Hudson Street has an identity, and the proposed building does not fit into the characteristics of Hudson Street. He would like to see a gabled roof and different design. Jay Shulz stated that Hudson Street has a character with consistent architectural elements across the block and varies with 1800’s architecture. More could be done to integrate the design into the neighborhood. Mr. Hopkins stated that this is how neighborhoods evolve. The design for 34 Hudson Street was traditional. His next building design will be different from this current design. The proposed building fits in with the scale of the neighborhood. The 46 Hudson building is out of scale. Hudson Street is not landmarked. Rachelle Gebler stated that there is no reason to replicate 46 Hudson Street. A more traditional custom design could be more traditional. Mr. Gross stated that the Board has the final approval and it has to fit into the neighborhood. Chris Camia stated the he agrees that the stepping back of the fourth floor reduces the visual impact of the massing. He stated that the roof continuation in the V3 design adds to the architectural dissimilarity and functionality in comparison to the V2 design. Chairperson Krakauer agreed that the V3 design was intended to show how the covered roof structure would appear visually, and that the V2 design is preferable. Ms. Krakauer stated that the Board is not in favor of the design and doesn’t plan to vote on the application or draft a resolution. She requested that the Mr. Hopkins work the the Board on their requests in order to move forward. Mr. Hopkins stated that he doesn’t agree with the Board’s comments. The application proposes a great building that would be a boon to the neighborhood. David Smith told Mr. Hopkins that his statements are his opinion. Mr. Hopkins stated that his statements are subjective. Chairperson Krakauer stated that Mr. Hopkins is not hearing what they are saying. Mr. Hopkins stated that he has described the reasons why the proposed architecture is not excessively dissimilar. Benjamin Nieslen stated that the Board has been consistent with their comments. The Board provided examples as an opportunity for Mr. Hopkins to consider in order to design a building that is more integrated with the character of the street. There is no expectation for cookie cutter homes. 4 (5/22/25) �Benjamin Nieslen moved to continue the public hearing to the June 26, 2025 meeting. Moved: Neislen Seconded: Gebler Vote 7-0 3. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion Mark Blanchard stated that he is an attorney with Blanchard & Wilson, LLP representing the applicant. Mr. Blanchard stated that the applicant has no issues with decommissioning of the existing floor drains in the garage. He requested that the Board approve to amend the resolution to delete the condition related to the oil and water separator requirement, and to add a condition to decommission the floor drains. Chairperson Krakauer asked Mr. Blanchard to clarify the current use of the site and to confirm if the storefront tenant has use of the garage. Mr. Blanchard stated that the garage and the office is operating as the same commercial use granted to Barrier Contracting. The Cortlandt Street storefront is leased for permitted uses. The storefront tenant does not have use of the garage. Benjamim Nielsen asked Mr. Blanchard if the condition of the original approval for the oil and water separator was specific to the use. Mr. Blanchard decribed why the condition for the oil and water separator was included in the orginal approval. Chairperson Krakauer asked Mr. Blanchard if the office and the garage are being used by the owner or if a change of use is required for the office space. Mr. Blanchard stated that the office use is connected to the use of the garage. Chairperson Krakauer asked Sean McCarthy to describe the current uses. Sean McCarthy stated that the original site plan was approved for Barrier Contracting employess to occupy the office space and park two commercial vans in the garage. The tenant for the storefront space has changed. Barrier Contracting is no longer occupying the office space and the garage.There is an HVAC contractor using the garage, independent of the office space. Mr. Blanchard requested to meet with Sean McCarthy to discuss who is currently using the spaces. Mr. Nielsen asked if any drain that connects into the sanitary sewer requires an oil and water separator. Mr. McCarthy stated that use of the buiding dictates the requirement for a oil water separator. Removing the drain restricts the use of the space where no automotive repairs or washing of vehicles would be permitted. 5 (5/22/25) �Mr. Blanchard agreed to confirm the occupancy use of the office, garage, and storefront spaces and present documentation that shows that an oil and water separator is not necessary. Mr. Nieslen requested that Mr. Blanchard determine how the current uses impact the intended use of the property as it relates to more than one business using the office and garage space. No action was taken. 4. One Kingsland Owner, LLC, 300-306 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Discussion 5. One Kingsland Owner, LLC, 352-358 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Discussion 6. One Kingsland Owner, LLC, 360-370 Legend Drive, Proposed (6) Unit Townhome Building, Architectural Review Approval- Discussion 7. One Kingsland Owner, LLC, 372-378 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Discussion 8. One Kingsland Owner, LLC, 329-337 Hollows Pass, Proposed (5) Unit Townhome Building, Architectural Review Approval- Discussion 9. One Kingsland Owner, LLC, 339-347 Hollows Pass, Proposed (5) Unit Townhome Building, Architectural Review Approval- Discussion Guy Mazzola is a Managing Member of Sun Homes and stated that he doesn’t have anything new to present. Mr. Mazzola stated that the third brick color will be incorportated into the the six unit Building O at 308-318 Legend Drive and Building U at 360-370 Legend Drive. Architectural details will be added to the high visibility end units of Building U at 360-370 Legend Drive. Chairperson Krakauer asked Chris Camia if he had any comments on the third brick color. Chris Camia stated that the third brick color is a good idea. Mr. Mazzola stated that he just received updated renderings for Building O and Building T. Chairperson Krakauer stated that the Board will review the renderings and asked Mr. Mazzola for the status of the way-finding signage. The descriptions of the utility placements seem correct. Mr. Mazzola stated that a permit application was filed with the Building Deparement for the way-finding signage, and that they have started to install some of it. Way-finding signage is being designed for preliminary review. He will submit signage designs and the locations for the mailboxes to the Board for review. 6 (5/22/25) �Chris Camia provided examples where there are similar street number on opposing streets which causes residents to exchange packages contantly. He suggested that coloring for way-findage signage would be helpful for emergency vehicles as well delivery carriers. He asked that consideration also be made to avoid duplicating street numbers within addresses if possible. Richard Gross stated that the way-finding sign is important for emergency services. Mr. Mazzolas stated that they are designing decorative private signage. Chairperson Krakauer stated that the Board needs time to review the revised documentation. Due to the number of residents, the Board has decided that a public hearing is needed in order to give the public an opportunity to comment or ask questions related to the designs. Mr. Mazzola stated that the site plan approval included a kit of parts. They have already submitted the offering plan to the New York State Attorney General’s Office. Changes to the the publicized offering plan would require an amendment and cause a major disruption to the flow of the project. The public is aware of what is happening because there are eight buildings under construction. Mr. Mazzola stated that he would share the renderings with the Board and requested that they allow him to work with the Building Department to work out the signage for the Board’s review. Josh Subin stated that according to ARB Law there is a notice requirement for ARB approvals, and that regardless of a public hearing that it’s already being satisfied. Mr. Subin read the law. “ In addition to any notice that may be required by law, the applicant shall cause notice of such application to be mailed atleast 10 days prior to the date scheduled for review of such an application to the owners of the property directly abutting or boundary line of property subject to the matter of the application” Mr. Subin stated that so when the applicant noticed it, notices went out. Chairperson Krakauer stated that if the public has been made aware of the applications, they know that the adjustments were made to the existing kit of part to further improve the overall aesthetics of the site. Chairperson Krakauer polled the Planning Board members on whether there should be public hearings for the current applications. Jay Schulz stated that if the changes are for aestectic purposes, a public hearing isn’t necessary. Richard Gross stated that the changes should be open for public comment. Ken Anderson asked Chris Camia to explain why he thought it was important to hold a public hearing. Mr. Camia stated that a reason for waiving public hearings in the past was because there were no residents next door. The public doesn’t approve the applications, the Planning Board does. If the 7 (5/22/25) �Board schedules a public hearing, they would consider mitigating the impacts of the changes to the applicants timeline. Since the applications are not in the resolution phase, a public hearing could possibly be opened and closed at the next meeting date and there would be no impact to the timeline. David Smith stated that if the Board is comfortable with the concepts that have been shown and progressed to this point, with the understanding that additional information is going to be submitted, the Board could direct staff to open and close a public hearing and have resolutions prepared for the applications. Josh Subin stated that the ARB Law notice requirements are in effect whether there is a noticed public hearing or an ARB hearing. Mr. Mazzola stated the project has already been delayed significally. Mr. Camia stated that he doesn’t see a risk in hearing public comments. The applicants timeline is not a strong enough argument against allowing the public to comment. David Smith stated that the public was notified under the code for these applications. Meetings are broadcasted and the information is available online. He is concerned that the Board would be setting a precedent for a project that already has Site Plan approval with preliminary design concept for the kit of parts already established, where now every unit or every block of units requires a public hearing. The site plan public hearing process which included the discussion with the kit of parts. Ken Anderson asked David Smith if those who bought homes have already reviewed the approved site plan and know whats coming. Mr. Smith agreed and stated that when the applicant comes in with a new block, a public hearing will be required for Site Plan and ARB approval. Given the notice requirements, most of the residents would be notified. The Village has full transparency with respect to these applications and the process that has been followed. Mr. Mazzola stated that they have wiggle room with the Attorney General’s approval and will continue to work with the Board to incorporate design changes. Chris Camia and Richard Gross agreed that based on David Smith’s statement, they agree that a public hearing isn’t necessary for the applications. Ken Anderson and Rachelle Gebler agreed that a public hearing isn’t necessary for the applications. Mr. Nielsen stated that transparency and public involvement is paramount to what the Planning Board does. Given the history David provided, and that the Site Plan and the envelope for the kit of parts was previously approved, he doesn’t think a public hearing is necessary. 8 (5/22/25) �Chairperson Krakauer stated that the public has been noticed per ARB Law. The Board has not received corresponce regarding the applications. The Board is comfortable moving forward without public hearings. Mr. Nielen stated that the applications are in the discussion phase. The earliest they could review and approve the applications is next month. Mr. Mazzola requested that the Board approve the applications tonight so he can file permit applications. He requested to work with the Building Department on the way-finding signage. Mr. Nielsen asked Mr. Mazzola if detailed architectural drawings are ready for permit review eventhough the changes have not be approved. Mr. Mazzola said they would file for pile and foundation permits while they are finalizing the Building Permit drawings. Chairperson Krakauer said that she is comfortable reviewing the recent submissions and directed staff to start drafting the resolutions. The Board is not in a position to vote before the next meeting. Josh Subin stated that the Board could direct David Smith to prepare confirmatory resolutions and vote on the approvals based on the meeting and conditions that were outlined tonight and in the submission. Chairperson Krakauer listed the applications submitted by the applicant and requested that David Smith draft six separate confirmatory resolutions with pending conditions. Mr. Nielsen described the definition of the “Kit of Parts” as the agreed upon architectural elements of the buildings, including color, elements for high visibility end units, and sections. A public hearing was held to discuss the Site Plan and architectural review in which the “Kit of Parts” is a template of how the buildings will be. The information was in the public realm for comments. These applications are moving forward with that. Richard Gross moved to approve the (6) applications for the buildings on Legend Drive and Hollows Pass. Moved: Gebler Seconded: Schulz Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 7-0 9 (5/22/25) �10. Approval of minutes, April 24, 2025 Rachelle Gebler move to approve the minutes from the April 24, 2025 meeting. Moved: Gebler Seconded: Schulz Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- abstained Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 6-0-1 Benjamin Nielsen moved to adjourn the meeting at 8:27 PM. Moved: Nielsen Seconded: Schulz Respectfully submitted, Pamela Kroll Secretary to the Planning Board 10 (5/22/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-05-22 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/c04d57105fb0acfec01fcea173659899.pdf ff2e0e716d339b5e5eb58fb0bf77b835 PDF Text Text Village of Sleepy Hollow Planning Board Minutes June 12, 2025 Chairperson Krakauer called the work session to order at 6:30 PM. Sean McCarthy reviewed the items for discussion. Present: Lindsay Krakauer, Chairperson Richard Gross Jay Schulz Rachelle Gebler Benjamin Nielsen Ken Anderson Chris Camia Also Present: James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Natalie Burke, McCarthy Fingar Absent: Agenda: 1) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalDiscussion 2) 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & ARB Approval- Discussion 1. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III, Waterfront Open Space, Site Plan & Wetlands Watercourse Permit Approval, Discussion Peter Chavkin presented the plans that were presented to the Board in November 2024. Mr. Chavkin stated that John Tatro of Nelson Byrd Woltz Landscape Architects is also present. Mr. Chavkin requested the Board’s input on the proposed changes before developing a full site plan submission. Mr. Chavkin presented an area site plan study and elevation sketches. He described the proposed changes to the boathouse structures, the seasonal lawn area, kayak storage, the fire pit, and the boat launch ramp. Mr. Chavkin stated that the proposed locations of the boathouse structures would allow for adjustments to the grading and improve the ADA pathway. He described the proposed uses of the two boathouse structures and presented illustrations for architectural ideas for a covered breezeway between the two buildings. Mr. Chavkin provided precedent images to demonstrate how the lawn area could be utilized as a seasonal splash pad in the summer and an ice-skating rink in the winter. He described the concept drawings for the proposed fire pit circle. 1 (6/12/25) �Mr. Chavkin described the lighthouse plaza area and stated that the originally proposed area was approximately 3,800 square feet, which could accommodate 400 to 500 people. He presented seating area studies and described options for adding more seating. He presented options for reducing the number of segments for the colonade art piece. The Board provided their questions and suggestions regarding the connectivity of pathways from different locations, loading areas, and parking for individuals bringing their kayaks, as well as additional seating areas, a hand-carry boat ramp, the colonnade art piece, the lighthouse plaza, an elevated water engagement area, and firepit operations and fuel sources. James Natarelli requested that Peter Chavkin provide a plan that shows the double-barrel drainage pipe. Peter Chavin requested that the Planning Board discuss fire pit operations with the Board of Trustees to determine whether they prefer the fire pit to be fueled by gas or wood, and whether they would like a fireplace hearth or pit. His team will study location options based on the Board's decision. Mr. Chavkin stated that he will study the connectivity of the pathways and how to provide more direct access around the lighthouse plaza and the boathouse. He will look into tying the boat launch into the path and provide details on the bulkhead materials. He will study areas where additional seating could be added. The Board agreed that Mr. Chavkin should prepare sketches incorporating all the changes discussed for review. 2. 50 on Hudson Street LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & Architectural Review Approval – Discussion, Pending ZBA Approval Brian Hopkins presented the design progression illustration and rendered views for Version 4, describing the proposed changes. Benjamin Nieslen asked Mr. Hopkins to explain why there are different corner details. Mr. Hopkins stated that the difference in the corner details is due to the location of the stairs and utilities. Jay Schulz asked Mr. Hopkins if you could see through the fourth-floor cornice. Mr. Hopkins stated that the overhang is designed as an open trellis-type sunshade. The Board agreed that the changes to the canopy and the addition of the second-floor porch are big improvements to the project. Chris Camia suggested having open railings and balusters on the front stairs and suggested stepping back the fourth-floor overhang. 2 (6/12/25) �Richard Gross and Chairperson Krakauer agreed to support the project if it included a gable-style roof. Mr. Nielsen stated that the cornice size seems aggressive. Mr. Hopkins stated that the cornice details need revisions. Ken Anderson suggested that Mr. Hopkins angle the roof canopy. Rachelle Gebler stated that she agrees with the suggestions for open stair railings and stepping back the fourth-floor overhang. There was a discussion regarding the driveway, turning radius, and the possibility of adding a curb on the 48 Hudson Street side for protection. The Board discussed landscaping suggestions for different areas of the property. Chairperson Krakauer asked Sean McCarthy if a barrier is required at the back of the property. Sean McCarthy stated that the barrier requirement depends on the slope of the rear yard. Mr. Hopkins stated that he proposes a fence barrier, but will install a retaining wall if necessary. James Natarelli stated that the percolation test was completed and went well. There are still drainage issues that need to be addressed, as well as a discussion regarding the need for a drainage easement between 50 Hudson Street and 48 Hudson Street. Mr. Nieslen asked if there are site lighting requirements and asked Mr. Hopkins to describe where fencing is proposed. Mr. Hopkins described his proposals for lighting, fencing, and the proposed gate design between 48 Hudson Street and 50 Hudson Street. Mr. Nielsen asked if Mr. Hopkins is considering solar. Mr. Hopkins stated that he plans to construct the house to be solar-ready. Mr. Hopkins stated that he will complete revisions and requested that the application be approved at the next meeting. He will be sending someone to represent him at the July meeting. Chairperson Krakauer adjourned the work session at 8:36 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 3 (6/12/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-06-12 Approved Planning Board Work Session Minutes Subject The topic of the resource Planning Board Minutes &amp; Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/9b084a074c9af6851af6dbc55d35476c.pdf 84bdbcf91aaccfed7ae9307dc36689dc PDF Text Text Village of Sleepy Hollow Planning Board Minutes June 26, 2025 Chairperson Krakauer called the meeting to order at 7:08 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Richard Gross Jay Schulz Rachelle Gebler Benjamin Nielsen Chris Camia Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Ken Anderson Pamela Kroll, Secretary to Planning Board Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalContinued public hearing 2) 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & ARB Approval- Continued public hearing 3) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 4) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan ApprovalPreliminary presentation 5) Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review- Preliminary presentation 6) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Preliminary Presentation 7) Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval- Preliminary presentation 8) Sleepy Hollow Holdings, LLC, 196 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval- Preliminary presentation 9) Approval of minutes, May 15, 2025, May 22, 2025 1 (6/26/25) �1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval- Continued public hearing Chairperson Krakauer noted that the applicant or representatives were not present. Chairperson Krakauer stated that the Board has not received the engineering drawings for the application. Richard Gross moved to open the public hearing. Moved: Gross Seconded: Schulz Vote 6-0 Chairperson Krakauer solicited comments from the public. There were no public comments. Richard Gross moved to adjourn the public hearing to the July 17, 2025 meeting. Moved: Gross Seconded: Camia Vote 6-0 2. 50 on Hudson Street LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & Architectural Review Approval – Discussion, Pending ZBA Approval Anthony Marchionne stated that he is presenting on behalf of Brian Hopkins. Mr. Marchionne presented Version 5.2 of the proposed plan and described the changes related to the third-floor canopy overhang, soffit and fascia material, and railings. Benjamin Nielsen requested that the neighborhood elevation illustration be updated based on the latest version. Chairperson Krakauer requested that an additional tree be planted in the northeast corner of the parking area and asked Mr. Marchionne to provide details for the guardrail at the back of the property. Mr. Marchionne described the materials proposed for the guardrail along the slope and stated that they would be similar to those installed at 46 Hudson Street. Chris Camia stated that he would prefer the use of timber materials rather than galvanized steel for the guardrails. James Natarelli stated that an easement is required between 48 Hudson Street and 50 Hudson Street for maintenance of the drainage system. Mr. Natarelli requested that the easement be added to the plans. Chairperson Krakauer stated that the Board requires evidence of the proposed easement on the plans before the Board will move forward. Rachelle Gebler moved to open the public hearing. 2 (6/26/25) �Moved: Gebler Seconded: Gross Vote 6-0 Chairperson Krakauer solicited comments from the public. William White stated that he is a resident of 48 Hudson Street, and he does not see any changes in the revised design that would fit into the neighborhood. There were no other public comments. Chairperson Krakauer requested that the applicant submit revisions that include updating the neighborhood elevation illustration, adding the drainage easement, using timber for the guardrails, and adding a tree to the northeast corner of the parking area. She requested that the applicant consider gable roofing. Ms. Krakauer stated that, as someone who lives in the neighborhood, she believes gable-style roofing is one of the exciting features of the houses on the street. Chairperson Krakauer stated that the Board is comfortable drafting a resolution pending the items being addressed before the next meeting. Chairperson Krakauer directed David Smith to prepare a draft resolution. Mr. Nielsen stated that the open railings and the covered porch are big improvements. An updated neighborhood elevation would provide better context for how the house will fit with the neighborhood. Chairperson Krakauer requested that Version 1 be included in the updated neighborhood elevation illustration to show the progression of the design. Chairperson Krakauer stated that the applicant should come back next month. No action was taken. 3. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion Chairperson Krakauer stated that applicant requested an adjournment to the next meeting. No action was taken. 4. Joseph and Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval, Preliminary presentation Dan Sherman stated he is representing the applicants. Mr. Sherman stated that the application proposes to construct a lap pool that is five feet wide by thirty-five feet long on a corner lot. The application requires approval from the Zoning Board of Appeals for the pool enclosure and driveway gate heights in the front yard. 3 (6/26/25) �Chairperson Krakauer asked Mr. Sherman if he had explored different locations and configurations for the pool. Mr. Sherman stated that the backyard consists of solid rock and big oak trees. The pool location is proposed against the existing patio and would provide a view of the river. The proposed pool would appear as a brick terrace from the street level. Chairperson Krakauer stated that the Board has concerns about the pool's location being in front of the house. Although the elevation changes may shield the view of the pool from the street, there are noise factors to consider, and the Board has not approved pools in front yards of other properties. Ms. Krakauer asked Mr. Sherman to describe the proposed fencing that extends beyond the pool enclosure. Mr. Sherman stated that they are proposing a gate for the driveway. The fencing around the rear of the property is code-compliant and is not part of the application. Mr. Sherman stated that the application proposes a brick wall for the pool enclosure and a privacy wall off the house foyer to keep the pool area private from the front door, walkway, and steps. Chris Camia asked Sean McCarthy if aluminum fencing is permitted in the front yard along the street. Mr. McCarthy stated that the maximum fence height in the front yard is three feet. Benjamin Nielsen asked Mr. Sherman why a similar brick approach is not proposed across the elevations instead of the aluminum fencing. Mr. Sherman stated that the brick is intended to appear as a terrace. The fencing is intended to be more transparent. There was a discussion among Mr. Sherman, Benjamin Nielsen, and James Natarelli regarding impervious surfaces, subsurface infiltration systems, and the condition of the existing retaining wall. Ostap Vidov stated that he is a contractor from Kova Construction completing the work at the property. He and the owner are aware that the wall's condition requires attention. Chairperson Krakauer polled the Board members for their comments related to the proposed location of the pool. Mr. Nielsen said he has concerns about a pool in the public right-of-way facing portion of any property and does not think there is a precedent for it in the Village. Chris Camia and Rachelle Gebler agreed with Mr. Nielsen’s concerns about the pool location. Jay Schulz stated that the use of stone and brick could mitigate the aesthetic impact of the pool location, but appreciates the concerns of setting a precedent for allowing pools in the front yard. 4 (6/26/25) �Mr. Nielsen stated that using native planting for landscaping is a Village standard. He suggested Mr. Sherman consider landscaping in front of the wall enclosure. Mr. Nielsen asked Mr. Sherman to describe the location of the proposed pool equipment and inquired whether the property consists of two parcels. Mr. Sherman stated that the pool equipment would be located in the rear yard and piped around the north side of the property. Mr. Vidov stated that the plan includes an old two-foot-high retaining wall. There are not two parcels. The location of the pool was chosen because of the ledge rock, elevation changes, and the lack of privacy in the rear yard. Since the property is a corner lot, it is considered to have two front yards. There was a discussion with Mr. Nielsen, Mr. Sherman, and Mr. Vidov regarding the views from adjacent properties and Kelbourne Avenue. Mr. Nielsen stated that the reason for not allowing pools in front yards is due to privacy and separation. The application should comprehensively demonstrate that the pool will not have a visual impact on the adjacent properties and street. There was a discussion regarding the size of the proposed pool. Mr. Sherman stated that he would discuss adding a low hedge around the pool. Chris Camia stated that there should be a high focus on an engineering review. Chairperson Krakauer stated that the Board needs more time to discuss the application before referring the application to the Zoning Board of Appeals. Chairperson Krakauer requested that Mr. Sherman submit updated materials by July 10, 2025, for the Work Session. There was a discussion on which items require approval from the Planning Board. Mr. Natarelli stated that he would prepare an engineering review. Mr. Schulz requested that plans be submitted to show different lines of sight. Mr. Sherman stated that he would prepare a 3D topo model that would show how the pool would be viewed from adjacent properties. No action was taken. 5 (6/26/25) �5. Cortlandt Development LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Preliminary presentation Jonathan Merheb stated that he is an engineer from JMER Engineering, P.C., presenting on behalf of Cortalndt Development. Mr. Merheb stated that the property owner and the tenant for the deli determined that the construction logistics for the driveway would be tight for deliveries and garbage pickup. The application proposes demolishing an 8-foot section of the building and reducing its size by 160 square feet. The application would improve site safety by increasing the building setback from North Broadway and widening the driveway by 3 feet. Per the conditions of the original approval, adjustments were made to the lighting plan and fixtures. Mr. Merheb stated that although he did not update the renderings, the owner still plans to reuse the existing stone on the front elevation. The revised plan would eliminate one entrance and some shelving in the deli space. Chairperson Krakauer asked Mr. Merheb to describe the proposed garbage enclosure. Mr. Merheb stated that a white vinyl privacy fencing material is proposed for the garbage enclosure. Only the adjacent properties would be visible from the garbage enclosure area. Benjamin Nielsen suggested that the applicant consider using synthetic decking material for the garbage enclosure to provide better aesthetics and durability. Jay Schulz suggested adding plantings to offset the additional impervious surface. There was a discussion between the Board members and Mr. Merheb on the possibilities of adding additional landscaping. Mr. Merheb stated that he would add low shrubbery under the bay window. There was a discussion between the Board members and Mr. Merheb regarding the change in the number of outdoor eating tables and the number and spacing of the proposed bollards. James Natarelli and Mr. Merheb discussed the requested stormwater changes from the original approval. The Board agreed that the amended application would be an improvement to the approved site plan. Benjamin Nielsen moved to waive the public hearing requirement. Moved: Nielsen Seconded: Camia Vote 6-0 Chairperson Krakauer requested that a draft resolution be prepared for the July 17, 2025 meeting. 6 (6/26/25) �6. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Preliminary presentation Gabrielle Salman stated that she is an architect representing the applicant. Ms. Salman stated that the structure is a mixed-use building in the C-2 zoning district, currently under construction. Ms. Salman stated that the changes include a concrete platform and stairs to the yard for garbage disposal containers, air conditioning units, and a wraparound retaining wall. Chairperson Krakauer asked Ms. Salman to describe the reasons for the requested changes. Ms. Salman stated that the changes are necessary due to the change in the air conditioning system. The proposed changes would enable the applicant to maximize green space and minimize the platform's requirements. Benjamin Nielsen asked Ms. Salman if the proposed retaining wall would affect the use of the alleyway in the back and inquired about how trash is removed from the property. Ms. Salman stated there is no alleyway and that the garbage would be brought out through the building to the front for pickup. Ms. Salman stated that the proposed changes to the first floor include reducing the size of the bathroom and modifications to the front elevation. The space is proposed to be an ice cream store. The Board of Health is reviewing the plan and expects approvals within the next couple of weeks. Rachelle Gebler asked Ms. Salman to describe the proposed changes to the front façade. Ms. Salman presented the proposed conditions plan and stated that the front elevations include changes to the windows, doors, and revisions to the proportions of the elevations. Chris Camia asked Ms. Salman to show the comparisons of what is proposed from the approved site plan drawings. Ms. Salman stated that site plan comparisons are not included in her current presentation. Chairperson Krakauer requested that Ms. Salman prepare a side-by-side comparison of the approved building and the proposed changes. Ms. Salman stated that she would prepare a comparison of the approved and proposed site plan. The proposed changes also include adding treatments for the gaps on the sides of the building. Mr. Nielsen asked if signage is proposed on the building and the ice cream business. 7 (6/26/25) �Ms. Salman stated that there is signage embedded in the brick on top of the building. Cristian Carrion stated that he is the owner and the contractor for the building. The ice cream store proposes to use an awning for signage. Mr. Carrion stated that the main reason for coming to the Planning Board was to obtain approval for the back elevation. There is a four-foot drop from the backyard to the building corridor. Originally, a wooden deck and platform were not permitted due to the setbacks. The concrete platform and stairs will provide a place to store the garbage cans and offer a way for tenants to carry them out through the building corridor to the street. Mr. Nielsen asked Mr. Carrion if railings are proposed for the platform. Mr. Carrion stated that a 4-foot high railing is proposed. Mr. Nielsen asked Ms. Salman if the garbage platform would be visible from the adjacent properties. Ms. Salman stated that the platform would not be visible from adjacent properties. Chris Camia requested that Ms. Salman include the awning on the elevation drawings. Mr. Nielsen asked Mr. Carrion to describe the layout of the doors and entrances. Mr. Carrion described the use of the doors for the retail and residential spaces. Jay Schulz asked Mr. Carrion to describe what the back half of the lot will be used for. Mr. Carrion stated that the rear yard is grass and will be used as recreational space for the tenants. There was a discussion with James Natarelli, Ms. Salman, and Mr. Carrion regarding the property grade changes, intentions for the proposed retaining wall, the existing retaining wall, and how the drainage may be effected. James Natarelli requested that the applicant prepare spot elevations and contours. Chairperson Krakauer stated that she would be comfortable waiving the public hearing requirement and asked the Board if they prefer to wait to review the façade comparison. Jay Schulz stated that if the front façade is changing, the Board should wait to receive the comparison drawings from the architect. Ms. Salman stated that she would submit a site plan comparison and responses to the Boards request. Chairperson Krakauer directed David Smith to draft a resolution. 8 (6/26/25) �No action was taken. 7. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval – Preliminary presentation Gabrielle Salman is the architect representing the applicant. Ms. Salman stated that a Building Permit was issued during the COVID pandemic to convert the first floor commercial space into a residential apartment. The applicant did not complete the work. Ms. Salman stated that the building currently contains (1) three bedroom apartment on the second floor and (2) two bedroom apartments on the third floor. The application proposes to convert the first floor space into (1) three bedroom apartment. Benjamin Nielsen asked Ms. Salman if the first floor is currently a retail space. Ms. Salman stated that the first floor space is currently vacant. The owner decided to convert the space to residential because he has not been able to get a tenant for years. Mr. Nielsen stated that there has been a lot of the discussion with Board of Trustees with business owners who claim they are having a difficult time finding retail space in the Village. Mr. Camia stated that there are at least three business owners looking for retail space on Beekman Avenue. Ms. Salman presented the first floor existing and proposed conditions plan and described the proposed apartment floor plan layout. Ms. Salman stated that the application requires approval for change of use and SEQRA. Ms. Salman presented the elevation drawings. Chairperson Krakauer asked Ms. Salman if she would ask the applicant if they want to have to have a connection with Board of Trustees to see if there a possible business owner interested before going through the Planning Board process Ms. Salman stated that she would have a discussion with the property owners to see if they are interested in connecting with the Board of Trustees. Benjamin Nielsen asked Sean McCarthy if keeping the commercial use would eliminate the need to get Planning Board approval. Sean McCarthy stated the commercial space of 144 Cortlandt Street used to be a bakery. Someone recently inquired about opening up a candy store. Keeping the commercial use eliminates the need for Planning Board or Zoning Board of Appeals approval. Mr. Nielsen stated that the community and economic conditions have changed in the last five years. 8. Sleepy Hollow Holdings, LLC, 196 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval- Preliminary presentation 9 (6/26/25) �Gabrielle Salman stated the application proposed to convert the area on the right side of the first floor into a three-bedroom apartment. Ms. Salman described the floor plan and elevations, and stated that this space is in disrepair and requires structural reconstruction and has been vacant for more than ten years. She will discuss the option of keeping a commercial tenant with the owner. Chairperson Krakauer stated that the applicant may reach out to the Board of Trustees directly. No action was taken. 9. Approval of minutes, May 15, 2025, May 24, 2025 Chris Camia move to approve the minutes from the May 15, 2025 and May 24, 2025 meetings as amended. Moved: Camia Seconded: Schulz Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Vote 6-0 Jay Schulz moved to adjourn the meeting at 8:45 PM. Moved: Schulz Seconded: Camia Respectfully submitted, Pamela Kroll Secretary to the Planning Board 10 (6/26/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-06-26 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/08d7849104cb7d4ae6aeb24ce6bdfa40.pdf 9be223bc3ac98bcc11c378f512ee6f4d PDF Text Text Village of Sleepy Hollow Planning Board Minutes July 10, 2025 Chairperson Krakauer called the work session to order at 6:30 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Richard Gross Jay Schulz Rachelle Gebler Benjamin Nielsen Chris Camia Also Present: Natalie Burke, McCarthy Fingar LLP David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Ken Anderson Joshua B. Subin, Village Attorney Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalDiscussion 2) 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & ARB Approval- Discussion 3) KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review Approval- Discussion 4) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 5) One Kingsland Owner, LLC, 200-210 Palisades Blvd. Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 6) One Kingsland Owner, LLC, 321-327 Hollows Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 7) One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 8) One Kingsland Owner, LLC, 212-216 Palisades Blvd., Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 9) One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 10) One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome, Building, Amended Site Plan & Architectural Review Approval- Discussion 1 (7/10/25) �11) One Kingsland Owner, LLC, 322-328 Palisades Blvd., Proposed (4) Unit Townhome, Building, Amended Site Plan & Architectural Review Approval- Discussion 12) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval- Discussion 13) Cortland Development, LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Discussion 14) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Discussion 15) Sleepy Hollow Holdings, LLC, 144 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 16) Sleepy Hollow Holdings, LLC, 196 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 17) Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval- Continued public hearing Chairperson Krakauer stated that engineering and stormwater documents were submitted. James Natarelli stated that revisions are required for the stormwater model and grading plan. He also needs to confirm whether the Department of Environmental Conservation classifies the site as a hotspot. He explained the definition of a hot spot. Chairperson Krakauer asked Sean McCarthy if there had been progress with compliance topics. Sean McCarthy stated that the case before the Village Court has not been resolved. Chairperson Krakauer stated that the public hearing would continue at the July 17, 2025 meeting. 2. 50 on Hudson Street LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & Architectural Review Approval – Discussion, Pending ZBA Approval Chairperson Krakauer stated that David Smith has prepared a draft resolution. She asked if there are outstanding items that need addressing. James Natarelli stated that the engineering plans require revisions, including language changes, details for the driveway guardrail, and addressing the driveway slope and grading contours where the driveway ties into 48 Hudson Street. The engineering plans need to represent the angled parking spaces to match the architectural drawings. Mr. Natarelli said a call with the engineer and the applicant was scheduled to discuss the proposed drywell system and the required drainage easement between 50 Hudson Street and 48 Hudson Street. 2 (7/10/25) �Sean McCarthy stated that proof of the drainage easement filing would be required before issuing the Building Permit. The Board discussed the proposed drainage systems and their potential impact on adjacent properties. 3. KWD Realty, LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review approval- Discussion Sean McCarthy stated that the application would be presented at the July 16, 2025 the Zoning Board of Appeals meeting. Benjamin Nielsen asked if applications commonly go before the Zoning Board for more than one meeting. Mr. McCarthy stated that the Zoning Board did not have a quorum for the June meeting therefore, the July 16th meeting will be the first presentation and public hearing. Chairperson Krakauer stated that the Planning Board has been very public about their issues with the building massing. The Planning Board did not make an official recommendation. She asked if the Zoning Board had been provided with the Board’s stance on the application. Richard Gross stated that the property is being used for equipment storage and recycling. Mr. Gross stated that the proposed building and use would be more appealing for those coming into the Village than the existing use. The Board members discussed their concerns relating to the proposed building massing and how the Board handles recommendations to the Zoning Board of Appeals. Sean McCarthy stated that the Planning Board records were shared with the Zoning Board of Appeals. The ZBA has the option of directing the application back to the Planning Board for further consideration if they are not comfortable with the presentation. Chairperson Krakauer polled the Board members to determine if they wanted to take additional action to provide official correspondence to the Zoning Board. Chris Camia stated that he is in favor of providing correspondence to the Zoning Board that does not include specific direction and encourages the Zoning Board to review the Planning Board records. Jay Schulz agreed that they should encourage the Zoning Board to review the Planning Board records. Chairperson Krakauer stated that she agrees that the use would be an improvement to the site if the applicant could achieve a reasonable massing and address their other concerns regarding materials and vehicle maneuverability. 3 (7/10/25) �Rachelle Gebler stated that she has concerns about the legality of trying to sway the Zoning Board’s decision. The Zoning Board can review the records and draw its own conclusions. Chairperson Krakauer asked Natalie Burke if there is a legal issue with providing the Zoning Board of Appeals with a letter stating that the Planning Board is not in favor of the application. Ms. Burke stated that she would have to check with Josh Subin on the legality of what is appropriate to send to the Zoning Board. Mr. McCarthy stated that some of the Planning Board's concerns are not in the purview of the Zoning Board of Appeals. The application was originally scheduled for a public hearing on June 18, 2025. The meeting is scheduled for July 16, 2025, as a quorum of members was not available in June. 4. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion Richard Gross asked if the requested drain information was submitted. Sean McCarthy stated that there has been no further communication from the applicant since the presentation in May. 5. One Kingsland Owner, LLC, 200-210 Palisades Blvd., Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Sean McCarthy presented the application drawings and stated that the group of townhomes fronts on the third section of Central Park and along Palisades Boulevard. Chairperson Krakauer solicited comments from the Board. Benjamin Nielsen asked if there are other buildings where the end units face the street. He suggested that the applicant consider locating the front door on the street-facing elevation. Mr. McCarthy confirmed that other buildings have street-facing end units, and agreed that the applicant may be able to reconfigure the entrance to the east elevation. 6. One Kingsland Owner, LLC, 321-327 Hollows Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Sean McCarthy presented the applicant's submission drawings and stated that this group of townhomes is located on the east side of the green space, extending from Palisades Boulevard to Hollows Pass. Chairperson Krakauer suggested adding brick color articulation to avoid mirroring between the two end units at 321-327 Hollows Pass and 322-328 Palisades Boulevard. 4 (7/10/25) �Chris Camia asked Mr. McCarthy to describe the walkway materials on the northwest section of the site plan between the alleys. Mr. McCarthy stated that it is a continuation of the road for emergency vehicle accessibility. Mr. Camia asked if bollards are proposed to prevent other vehicles from using the emergency access road. Mr. McCarthy stated that a removable bollard will be proposed to prevent vehicular use. Mr. Nielsen stated that the elevation direction labels are incorrect on the drawings. 7. One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan &Architectural Review Approval- Discussion Chairperson Krakauer stated that a rendering was not submitted with this application. Sean McCarthy presented the application drawings and stated that the townhome building is located opposite 321-327 Hollows Pass on the western side of the park. Chairperson Krakauer requested that the applicant prepare a rendering for the building. Benjamin Nielsen and Chris Camia were in favor of the high-visibility façade treatments on the front corners of the end units. The Board discussed the north elevation drawing in relation to the mirroring of the two end units and inquired about options for the front and side facades. Guy Mazzola is the Managing Member of Sun Homes, representing the application. He described the intentions of the designs for the front and side building facades. 8. One Kingsland Owner, LLC, 212-216 Palisades Blvd, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Chairperson Krakauer requested that the applicant provide a rendering of the building. Sean McCarthy presented the application drawings. Guy Mazzola stated that the setbacks do not allow for the side elevation bay bumpout feature on the end units. Benjamin Nielsen asked Mr. Mazzola if each of the units would include a different brick color. Mr. Mazzola stated that the designs intend to alternate two brick colors for the buildings with three units. He will have the designers alternate the colors between the buildings. 5 (7/10/25) �Richard Gross asked Mr. Mazzola to confirm that the emergency vehicle-turning radius is sufficient for the Fire Department's ladder truck. Peter Chavkin stated that the emergency vehicle-turning radius plans were reviewed and approved in the original site plan. The Board discussed the alleyways and accessibility to the park. Benjamin Nielsen and Chris Camia suggested that adding a raised pedestrian walkway across the buildings along Hollows Pass would connect the green spaces and serve pedestrians, creating a traffic calming measure. Peter Chavkin stated that he would look into creating the appropriate pathway. Chairperson Krakauer asked Mr. Mazzola if signage would indicate that the site is residential and if additional lighting may be needed in the alley structures. Mr. Mazzola stated that he will present the signage plan and proposed lighting plans at the next meeting. There was a discussion on which units do not have driveways and how parking is restricted in the alleyways. Peter Chavkin stated that the Condominium Board would enforce the parking regulations. 9. One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Sean McCarthy presented the application drawings and described the location of the townhome building. Mr. Mazzola described the design types for the high-visibility units and how the required setbacks prevent bump-outs on the side façade of the one-end unit. Chairperson Krakauer suggested a green wall feature on the brick sidewall. Peter Chavkin stated that he considered green walls, and was deterred by landscapers due to the effects of high winds. 10. One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Sean McCarthy presented the application drawings and described the location of the townhome building. The Board discussed the mirroring of the end units, elevations, and suggestions for using different brick colors. 6 (7/10/25) �11. One Kingsland Owner, LLC, 322-328 Palisades Blvd, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Sean McCarthy presented the application drawings and described the location of the townhome building. The Board discussed the end-unit features, walkways, and separations between the buildings, as well as the location of the gas meters. Jay Schulz asked if there is a walkway between the buildings. Mr. Mazzola stated that there is no walkway between the buildings that front on Palisades Boulevard and that he would confirm the separation distance. The Board requested locating the gas meters between the buildings since there is no walkway. Mr. Mazzola stated that bluestone walkways and patios are located at the front entrances. 12. Joseph and Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval-Discussion Chairperson Krakauer stated that the Board received additional information from the applicant and comments from Ken Anderson. The Board and James Natarelli discussed their concerns regarding the existing stonewall along Riverside Drive and whether the proposed pool and stormwater improvements would affect the wall structure. Sean McCarthy stated that no changes are proposed to the existing stonewall, and it is not part of the site plan application. If the applicant proposed a structure on top of the wall, it would require consideration. James Natarelli stated that the applicant needs to submit stormwater calculations, soil testing, and the specifications for the pool filter and utility connections. Benjamin Nielsen stated that the renderings indicate that the pool heavily relies on landscaping for screening and that he is concerned about the visibility of a pool in a front yard. Jay Schulz stated that the wall would screen the pool surface without plantings. Rachelle Gebler stated that she is concerned that approving a pool in the front yard would create a precedent. Richard Gross asked how deep the pool is. 7 (7/10/25) �Mr. McCarthy stated that the proposed pool is 4 feet deep, 5 feet wide and 35 wide long. The application requires variance approval from the Zoning Board of Appeals. He suggested that the Board could make the referral to the Zoning Board before the applicant completes the engineering drawings. The Board discussed the distance of the pool from the neighboring properties and how it would impact the pedestrian views. Chris Camia stated that he has no issues with the pool. He is that the stonewall would be affected by the proposed storm water retention systems. Chairperson Krakauer polled the Board on referring the application to the Zoning Board. Benjamin Nielsen and Rachelle Gebler opposed making a recommendation to the ZBA and approving a pool in the required front yard. Jay Schulz stated that he has no issue with the proposed pool, as it will not be visible from the Street. Chris Camia and Richard Gross were not opposed to the pool, provided that the engineering does not compromise the stone wall. Chris Camia suggested a change to the proposed aluminum fencing at the front of the house. Mr. McCarthy stated that the stone wall is not an issue at this point. If the Zoning Board approves the pool, it is the applicants’ responsibility to certify that the pool structure will not impact the wall. Chairperson Krakauer stated that she is not in favor of the proposed pool. She will brief Ken Anderson on their discussion. The Board will take action at the July 17, 2025, meeting when the full board is present. 13. Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer stated that David Smith drafted a resolution. Chris Camia stated that the Board was waiting for the engineer to confirm the bollard spacing, and responses to adding additional green space, reducing impervious surface, and finalizing the trash enclosure. Jay Schulz asked if the proposed roundabouts should affect the site plan approval. Sean McCarthy stated that the proposal from the New York State Department of Transportation is not part of the application and would have no impact on the site plan approval. Mr. McCarthy stated that the amendment to the approved site plan proposes to reduce the size of the building. 8 (7/10/25) �Chairperson Krakauer stated that the Board is ready to approve the resolution with conditions at the July meeting. She will brief David Smith on the language changes. 14. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Amended Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer stated that the Board received information from the attorney representing the owner of 74 Beekman Avenue and will allow the attorney to share this information during the July meeting presentation. Sean McCarthy stated that the owner received a stop-work order for building the retaining wall without site plan approval. The owner had the opportunity to remove and restore the site. Since the owner is requesting amended site plan approval, he is required to prove that the wall is structurally sound, within the property lines, and to confirm the impacts on storm drainage. Chris Camia suggested scheduling a site visit. The Board discussed tentative times for setting up a site visit to the 72 Beekman Avenue property. Mr. McCarthy stated the Board could schedule a public hearing for the September meeting. This would give them the month of August to prepare responses to staff concerns. 15. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use Site Plan and Architectural Review Approval-Discussion 16. Sleepy Hollow Holdings, LLC, 196 Cortlandt Street, Proposed change of use Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer stated that commercial use is approved for both properties. There are business owners seeking storefronts. This should be considered before granting a change of use for residential. Sean McCarthy stated that he is not aware of any contact with the applicant and interested commercial use parties. Chris Camia requested advice of counsel to confirm what is within the Board’s purview for change of use approvals. Chairperson Krakauer stated that the Board would consult with Joshua Subin before the next meeting. 9 (7/10/25) �17. Origins Collective, LLC, 178 Beekman Avenue, Proposed change of use Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer stated that this site connects the commercial hubs. Rachelle Gebler asked Sean McCarthy if there is a difference in parking requirements between a religious facility and a salon use. Mr. McCarthy stated that the salon use would require less parking than a public assembly use. Chairperson Krakauer asked Mr. McCarthy how many parking spots exist behind the building. Mr. McCarthy stated that there are no on-site parking spaces. The owner also has an approved Building Permit to renovate the front façade. Mr. Camia suggested that the applicant include the approved facade drawings in the presentation. The Planning Board discussed the property's past uses, signage, and licensing requirements. Chairperson Krakauer adjourned the work session at 9:00 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 10 (7/10/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-07-10 Approved Planning Board Work Session Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/11e7cf9c24eb1225911084f3ada7d3bc.pdf 6f3ca1aa0bb6762ab55c7926d7515b33 PDF Text Text Village of Sleepy Hollow Planning Board Minutes July 17, 2025 Chairperson Krakauer called the meeting to order at 7:00 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Richard Gross Jay Schulz Ken Anderson Benjamin Nielsen Chris Camia Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Pamela Kroll, Secretary to Planning Board Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalContinued public hearing 2) 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & Architectural Review Approval- Continued public hearing 3) KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan and Architectural Review Approval - Discussion, Pending ZBA approval 4) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 5) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan ApprovalPreliminary presentation 6) Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review- Preliminary presentation 7) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Preliminary Presentation 8) Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval- Presentation 9) Sleepy Hollow Holdings, LLC, 196 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval- Presentation 10) Origins Collective, LLC, 178 Beekman Avenue, Proposed change of use, Site Plan and Architectural Review Approval - Preliminary Presentation 1 (7/17/25) �11) One Kingsland Owner, LLC, 200-210 Palisades Blvd, Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval - Preliminary Presentation 12) One Kingsland Owner, LLC, 321-327 Hollow Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval -Preliminary Presentation 13) One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval - Preliminary Presentation 14) One Kingsland Owner, LLC, 212-216 Palisades Blvd. Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval -Preliminary Presentation 15) One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval - Preliminary Presentation 16) One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome Building, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Preliminary Presentation 17) One Kingsland Owner, LLC, 322-328 Palisades Blvd, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Preliminary Presentation 18) Approval of minutes, June 12, 2025, June 26, 2025 1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval- Continued public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Anderson Vote 6-0 Chairperson Krakauer invited the applicant to address the Board. Aniello Ricchuiti stated he is the owner of the property and the business owner of ANR Auto Repairs. Mr. Ricchiuti submitted a response letter received from Hudson Engineering & Consulting P.C., dated 7/17/25. James Natarelli stated that the letter indicates that Hudson Engineering & Consulting P.C. will revise the plans for a future submission. Chris Camia stated that he is comfortable approving the application, subject to engineering. Chairperson Krakauer polled the Board members. Benjamin Nielsen, Jay Schulz, and Richard Gross agreed to approve the application, subject to James Natarelli's approval of the final engineering plans. 2 (7/17/25) �Chairperson Krakauer asked the consultants if they had objections to drafting a resolution. David Smith stated he would update the draft resolution for the next meeting. This will provide time for Mr. Natarelli to review and finalize the engineering details. Chairperson Krakauer solicited comments from the public. There were no public comments. Richard Gross moved to adjourn the public hearing to the September 18, 2025 Planning Board meeting. Moved: Gross Seconded: Nielsen Vote 6-0 2. 50 on Hudson Street LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & Architectural Review Approval - Continued Public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Camia Vote 6-0 Brian Hopkins stated that he is the property owner and the architect. He reviewed the changes made to the engineering drawings related to drainage, rear guardrail, and the driveway slope. Chairperson Krakauer requested that the proposed easements include the setback and grading details. Sean McCarthy asked Mr. Hopkins if the guardrail along the rear property line needs to cross the landscaped area. Mr. Hopkins stated that the guardrail would run along the rear property line and include the parking space area at 48 Hudson Street. Mr. Natarelli and Mr. Hopkins discussed the details of the infiltration system trench. Chairperson Krakauer asked Mr. Hopkins to describe the landscape plan and to present the neighborhood elevation drawings. Mr. Hopkins described the proposed planting species and locations. He presented the neighborhood elevation drawings and described what the dashed lines represent. Mr. Nielsen asked Mr. McCarthy to explain how roof heights are calculated. Mr. McCarthy stated that the maximum permitted roof height for a gable-style roof is calculated from the midpoint of the gable. Flat roofs are calculated from the top of the roof deck and do not include the parapet. This area of the street was rezoned from district R-4A to R-5, which increased the permitted building height. 3 (7/17/25) �Mr. Hopkins presented the Design Progression illustration detailing Version 1 through V6 of the project. Chairperson Krakauer stated that the Planning Board worked with the applicant on several iterations to bring the proposed building in line with architectural features and the feeling of the neighborhood. She recommended that the Board vote on the application. Chairperson Krakauer solicited comments from the public. There were no public comments. Richard Gross moved to close the public hearing. Moved: Gross Seconded: Schulz Vote 6-0 Chairperson Krakauer requested that David Smith read the draft resolution. David Smith read the resolved clauses and the conditions of the draft resolution. Chairperson Krakauer asked Joshua Subin if the Board could reopen the public hearing for comments. Mr. Subin stated that the Board could reopen the public hearing with a unanimous vote. Richard Gross moved to reopen the public hearing. Moved: Gross Seconded: Schulz Vote 6-0 William White stated the proposed house would not fit in with the character of the street. There were no other public comments. Mr. Natarelli stated that the filing of the drainage easement between 48 Hudson Street and 50 Hudson Street needs to be finalized before issuing permits. Richard Gross moved to close the public hearing. Moved: Gross Seconded: Schulz Vote 6-0 Chris Camia moved to approve the resolution as amended. Moved: Camia Seconded: Anderson Richard Gross requested a roll call vote. Mr. Gross stated that he is not in favor of the project. It is a California design that does not fit with the character of Hudson Street. Chairperson Krakauer polled the Board members. Chairperson Krakauer- Yes Ken Anderson - Yes 4 (7/17/25) �Chris Camia - Yes Benjamin Nielsen - Yes Jay Schulz - Yes Richard Gross - No Vote 5-1-0 3. KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan and Architectural Review approval – Discussion, Pending ZBA approval Chairperson Krakauer stated that the application is pending approval from the Zoning Board of Appeals at the September 17, 2025, meeting. The applicant is not present for a discussion. No action was taken. 4. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion Chairperson Krakauer stated that the applicant is not present. The Board adjourned the discussion to the September 18, 2025, meeting. No action was taken. 5. Joseph and Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval, Presentation Dan Sherman stated he is representing the applicants. Mr. Sherman presented the Planting Plan and described the native species proposed to screen the visibility of the pool. Jay Schulz asked Mr. Sherman if the proposed retaining wall would jeopardize the health of the tree in the southwest corner. Mr. Sherman stated that the existing tree would not be compromised as it is approximately 20 feet from the pool and 15 feet from the footings of the proposed retaining wall. Mr. Sherman presented the landscape site plan, renderings and sight line illustrations to show how the pool would be screened from different views. The pool was not proposed in the rear yard because the large oak tree shades the property, and there is a lot of ledge rock. Devin Bandelli is the property owner and stated that her arborist reported that any disturbance in the rear yard would jeopardize the health of the tree. The rear yard is mostly rock. Chairperson Krakauer requested that Ms. Bandelli submit the arborist report. Jay Schulz asked Ms. Bandelli if the arborist had evaluated the maple tree near the proposed pool. Ms. Bandelli stated that the arborist only evaluated the oak tree in the rear yard. 5 (7/17/25) �Mr. Sherman stated that rock chipping would not be required in the proposed pool location. Ostap Vidov is the contractor for the applicant. Mr. Vidov stated that when ledge rock chipping was performed during the construction of the rear addition, the neighboring property owners were concerned about damage to their foundation because their house is pinned to ledge rock. The neighbor’s property is closer to the applicant’s property line and sits 30 feet above the rear yard. The pool would be visible from every window and the neighbor's deck. Locating the pool on the slope of the front yard does not affect a neighbor and would be screened from those walking by. Chairperson Krakauer stated that the Board evaluates how the application would affect the public's views. Chris Camia suggested that the applicant could install a jet resistance pool that would reduce the footprint. Ms. Bandelli stated she would like the pool to match the house's size, and a jetted pool requires more equipment. Mr. Sherman requested that the Board refer the application to the Zoning Board of Appeals for a decision on the pool before addressing the engineering concerns regarding stormwater management and the wall. Chairperson Krakauer polled the Board for comments on referring the application to the Zoning Board of Appeals. Mr. Nielsen requested that their arborist confirm that the existing large canopy trees would not be compromised. Engineering could wait until the Zoning Board makes a decision. Mr. Schulz agreed that this is a unique situation in which the pool is not for recreation. The applicant has demonstrated that the pool would be screened and that the design will be aesthetically pleasing from the street. Saving the specimen trees is his biggest concern. Ken Anderson stated that he is concerned about the trees and the wall around Riverside Drive. Chris Camia suggested they propose an alternative to the aluminum fencing in the front yards. Ms. Bandelli offered to change the fencing to decorative wrought iron. The Board suggested adding shrubbery around the top of the walls and installing the fencing behind the wall in the front yard. Ms. Bandelli agreed to add shrubbery on top of the walls. Chairperson Krakauer requested that they submit an arborist report for the existing trees and the engineering details for the wall on Riverside Drive. 6 (7/17/25) �Chairperson Krakauer referred the application to the Zoning Board of Appeals without an objection or recommendation from the Planning Board. 6. Cortlandt Development LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Presentation Chairperson Krakauer stated that the applicant is not present. The presentation was adjourned to the September 18, 2025, meeting. No action was taken. 7. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Preliminary Gabrielle Salman is the architect representing the applicant. Ms. Salman stated that adjustments were made to the site plan and the backyard, including removing the wall, and changes to the front elevation, entrance doors, and façade materials. Ms. Salman presented the elevation comparisons from the original site plan approval and renderings of the proposed building. There was a discussion regarding the buildings’ brick and stucco colors. Ms. Salman submitted the updated property survey and stated that she just received it today. Ms. Salman presented photographs of the elevation comparisons. James Natarelli stated that the elevation comparisons between 72 Beekman Avenue and the adjacent properties need to be included on a topographic map. Chairperson Krakauer Gabrielle Salman if the applicant would be ready for a public hearing on September 18, 2025. Ms Salman stated that she would be away, but that Cristian Carrion could present responses to the elevation concerns. Chairperson Krakauer asked Joshua Subin if the Board requires a motion to set up the public hearing. Joshua Subin stated that the Board does not require a motion to schedule a public hearing. Chairperson Krakauer scheduled a public hearing for the September 18, 2025, meeting. The Board has received written public comments regarding this application. Sean McCarthy asked Chairperson Krakauer if the Board is allowing public comments. Chairperson Krakauer asked Mr. Subin if the Board may hear comments outside of the public hearing. 7 (7/17/25) �Mr. Subin stated that the Board may hear public comments outside of the public hearing as long as the minutes are referenced. Chairperson Krakauer polled the Board for their approval to hear public comments. Benjamin Nielsen - Yes Ken Anderson - Yes Chris Camia- Yes Richard Gross -Yes Jay Schulz - Yes Chairperson Krakauer asked if a motion is needed to hear public comments. Mr. Subin stated that no motion is required to recognize them and allow them to speak. David Venditti stated that he is a Partner with Murtagh, Cossu, Venditti & Castro-Blanco, LLP, representing Ana Rakipi, the owner of 74 Beekman Inc. Mr. Venditti stated that, based on his review of the records, the application should be a new site plan application rather than an amended site plan. He listed the discrepancies included in the submitted application. Mr. Venditti stated that the rear yard of 72 Beekman was graded, and the retaining wall was constructed. Mr. Venditti stated that rainwater from the roof of 72 Beekman Avenue is going into the walls of the 74 Beekman Avenue building, causing mold, mildew, and damage to the building and the foundation. The building structure was not built in compliance with the approved and submitted plans. The damages to 74 Beekman remain unresolved. Bond Davis is an Engineer from Grigg & Davis Engineers, P.C., representing the owner of 74 Beekman Avenue. Mr. Davis described his evaluations of the constructed retaining wall, fence, stormwater controls and roof terminations. Chairperson Krakauer requested that the comments presented at tonight’s meeting be submitted in written form to the Board. Mr. Venditti asked if the Planning Board would refer the application to the Zoning Board of Appeals for the sought variances before site plan approval. Joshua Subin stated that it is a typical process that most applications start at the Planning Board and receive a positive, no objection, or negative recommendation from the Planning Board to the Zoning Board for the required variances. Mr. Venditti stated that the building was down by the owner’s accord for over two years, so no grandfathering of pre-existing non-conforming waivers are active. Chairperson Krakauer scheduled a public hearing for September 18, 2025. 8 (7/17/25) �8. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval – Preliminary presentation 9. Sleepy Hollow Holdings, LLC, 196 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval- Preliminary presentation Gabrielle Salman is the architect representing the property owner. Ms. Salman stated that potential commercial tenants did not contact the property owner. Abraham Jeremias is an assistant to the owner. Mr. Jeremias stated that the applications were approved in 2019, but the owner was not able to complete the work. He has been working with his property manager for a year and a half, and has been unsuccessful in renting out the spaces to commercial tenants. He requested that the Board reapprove the applications. Joshua Subin stated that Trustee Rodrigues has been trying to get shops in the Villages’ downtown area and suggested putting the applicant in touch with him directly. Mr. Subin provided Trustee Rodrigues’ contact number to Mr. Jeremias. Ms. Salman stated that the owner told her that there is interest on Beekman Avenue, but not on Cortlandt Street. Chris Camia stated that Beekman Avenue, Valley Street, and Cortlandt Street are considered the downtown commercial district with respect to the comprehensive plan. These three streets are highly desirable for commercial use on the ground level. Chairperson Krakauer stated that the Board would revisit the applications if no progress could be made in obtaining commercial tenants. No action was taken. 10. Origins Collective, LLC, 178 Beekman Avenue, Proposed change of use, Site Plan & Architectural Review Approval Ryan Andrews stated that he is the owner of Origins Collective, requesting approval for the change of use. Mr. Andrews summarized the application for the proposed mixed-use salon and café. Mr. Andrews stated that a Building Permit was issued to renovate the building's storefront by replacing the windows with vertical elongated units to allow more light into the space. The proposed interior renovations are cosmetic. He would obtain the required licenses for the salon and café. Chairperson Krakauer requested that Mr. Andrews create an ADA accessible entrance in the front or side of the building and asked if signage or lighting changes are proposed. Mr. Andrews stated that he has not designed the signage or the lighting plan. Mr. McCarthy stated that the Board is approving the change of use and the signage. The interior work is subject to the Board's approval. 9 (7/17/25) �Chairperson Krakauer suggested Mr. Andrews explore as many seating options as possible. There was a discussion regarding the business plan as it relates to staffing, hours, and music intentions. Mr. Andrews explained that the main purpose of the café will be for patrons who are waiting for salon services. Chairperson Krakauer requested that Mr. Andrews submit the proposed signage and lighting designs for the Board’s review. Benjamin Nielsen requested that the drawings for the façade changes be included in the next submission. Chairperson Krakauer scheduled a public hearing for the September 18, 2025, meeting. 11. One Kingsland Owner, LLC, 200-210 Palisades Blvd., Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval 12. One Kingsland Owner, LLC, 321-327 Hollows Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval 13. One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval 14. One Kingsland Owner, LLC, 212-216 Palisades Blvd, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval 15. One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval 16. One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome Building, Amended Site Plan & Architectural Review Approval 17. One Kingsland Owner, LLC, 322-328 Palisades, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval Guy Mazzola is a Managing Member of Sun Homes representing One Kingsland Owner LLC as the applicant. Mr. Mazzola distributed presentation documents to the Planning Board that were not included in the application submission. Mr. Mazzola stated that the applications include 32 townhomes within seven buildings on Hollows Pass and Palisades Blvd., with entrances from both streets. Mr. Mazzola described the rendering key illustration. Mr. Mazzola presented the rendering for the 301-313 Hollows Pass building and described the size and details of the unit types. 10 (7/17/25) �Chairperson Krakauer asked if there is articulation between the three interior units and the fourth-floor lofts. Mr. Mazzola stated that there are small articulations between the three interior units and the fourth-floor lofts. Benjamin Nielsen asked Mr. Mazzola to describe the proposed landscaping at the entrance for end unit 301. Sean McCarthy asked Mr. Mazzola to confirm the proposed number of steps and risers from the street. If there are more than three risers, handrails and guard protection are required. Mr. Mazzola stated that the DTS Provident Design Engineering is designing the Washington wall, and the number of rises may vary between the units. Chairperson Krakauer asked Mr. Mazzola to confirm whether the units are ADA accessible. Mr. Mazzola stated that the units are ADA accessible from the garage entrance. Mr. Mazzola presented the rendering of the 201-209 Hollows Pass and 200-210 Palisades Blvd. buildings and described the size and details of the townhome unit types. Chairperson Krakauer asked Mr. Mazzola what could be done to eliminate the mirroring of the end units of each building. Mr. Mazzola described the changes made to the unit types to avoid mirroring. Chairperson Krakauer polled the Board on whether the brick color changes were enough to offset the mirroring of the units. Ken Anderson, Jay Schulz, Chris Camia, and Richard Gross agreed that the brick coloring was sufficient. Mr. Mazzola requested the Board’s approval to allow a 72% coverage on the fourth-floor lofts to allow for more space and design options. Mr. Anderson asked Mr. Mazzola if he had prepared a rendering of the side of the end unit facing the waterfront. There was a discussion between the Board and the applicant on the unit sizes and options for stepping into the fourth-floor lofts. Sean McCarthy asked Mr. Mazzola if he had prepared a floor plan for the Building E end unit that included the bump out on Palisades Blvd. 11 (7/17/25) �Mr. Mazzola stated that the Site Plans have not been updated to reflect the new units and changes. He said he was seeking the Board’s approval and feedback before having the site plans revised. Mr. Mazzola presented the rendering of the 321-327 Hollows Pass and 322-328 Palisades Blvd. buildings and described the changes to the sizes and details of the townhome unit types. Mr. Mazzola requested the Board’s approval to allow a 72% coverage on the fourth-floor lofts to provide more space and design options. The Board stated that a setback of the loft on the corner unit is preferable. The Board suggested having integrated door options and different window styles for the lofts. Mr. Mazzola agreed to add larger windows on the fourth-floor lofts and stated that the buyer can choose to have French or bi-fold doors. Mr. Mazzola presented the rendering of the 212-216 Palisades Blvd. buildings and described the changes to the sizes and details of the townhome unit types. Chairperson Krakauer asked Mr. Mazzola if something could be done to the windows to elevate the side of the end unit. Mr. Mazzola described the floor plan and stated that side elevation changes are not possible due to the required wall space. Chris Camia suggested adding a soldier course vertical articulation in the brick. Jay Schulz suggested making the windows wider on the loft side. Mr. Mazzola stated that he would look at different traditional window styles and the brick articulation. Benjamin Nielsen suggested adding a trellis-mounted climbing vegetation. Sean McCarthy asked if the gas meters are proposed on the side of the building. Mr. Mazzola stated that the gas meters would be located on one of the side elevations. The Board discussed the option of adding a three-window bay unit on the side elevation. Mr. Mazzola stated that he would determine if there was enough room from the curb to add the bay component. Mr. Mazzola presented the rendering of the 315-319 Hollows Pass building and described the changes to the sizes and details of the townhome unit types. Mr. Camia suggested adding the brick soldier course to the loft windows. 12 (7/17/25) �Mr. Mazzola presented the 301 Hollows Pass entrance and landscaping rendering and described the proposed street trees. The Board suggested looking for opportunities to add bay bump-outs and the soldier course brick to Buildings G & H. Mr. Mazzola presented an illustration and described the unit type and size changes proposed to minimize mirroring at Buildings E & F located along Tappan Zee Park. Mr. Mazzola stated that keeping the minimum required 7-foot front yard setback would prevent them from providing the jogs between the units. He requested the Board’s approval to reduce the front yard setback to 5 feet. Benjamin Nielsen asked if the buildings could be set back two feet in the rear yard. Mr. Mazzola stated that shortening the driveways would not satisfy the parking requirements. Mr. Schulz asked for the distance from the sidewalk to the building. Mr. McCarthy stated that the sidewalk and the wall are on the property line. Mr. Camia asked if the reduced setback would shrink the front patios. Mr. Mazzola stated that the units that are jogged forward might have smaller front patios. Chairperson Krakauer requested that Mr. Mazzola provide a rendering of the view from the sidewalk. Mr. Camia asked if they could move the sidewalk if granted the variance for the front yard setback. Mr. McCarthy stated that the sidewalks are in line with the other sections of the waterfront open space, so there may not be options to change them. Mr. Mazzola presented a marked-up section of the proposed site plan changes to Building G on 301-313 Hollows Pass, Building I on 315-319 Hollows Pass, and Building H on 212-216 Palisades Blvd. He said that if the Board were comfortable with the changes, they would develop and come back with a full site plan update. James Natarelli stated that the proposed location of the gas meters for Buildings H & I is directly across from the driveways of the other units. He asked Mr. Mazzola to confirm whether Con Edison would require protection. Mr. Mazzola stated that Con Edison would require bollards or a bar across the gas meters because of their proximity to the curb. He would coordinate with Con Edison and incorporate specifications into the designs. 13 (7/17/25) �Mr. Mazzola presented a marked-up section of the proposed site plan changes to Building E on 200-210 Palisades Blvd and Building F on 201-309 Hollows Pass. Mr. Mazzola presented a marked-up section of the proposed site plan changes to Building V on 321-327 Hollows Pass, and Building W on 322-328 Palisades Blvd, and stated that the green boxes represent the four column features of the end units. Mr. Anderson asked Mr. Mazzola to confirm that not all of the buildings need the 5-foot front yard setback. Mr. Mazzola confirmed that they are requesting the 5-foot front yard setback for Buildings F & E. Mr. Mazzola presented the proposed gas meter locations for each building, including preliminary landscape screening design. Mr. McCarthy stated that the illustrations do not represent the space occupied by the electric and gas meters. Chairperson Krakauer requested that Mr. Mazzola submit a more realistic representation. Mr. Mazzola stated that he would get the required specifications from Con Edison and adjust the landscaping. Mr. Camia suggested breaking up the groups of meters because there are not so many in one location. Chairperson Krakauer suggested organizing the meters so that they are not in a straight row. The Board made suggestions for the separation of meters. Mr. Mazzola stated that they are working on shrinking the size of the meters and will revise the locations as suggested. Mr. Mazzola presented the preliminary private signage plan and described the proposed locations. Mr. Camia asked if they are lighting the signage. Mr. Mazzola said that they were not proposing the signage to be lit. Chairperson Krakauer suggested that the signs should be double-sided to provide direction from either direction. 14 (7/17/25) �There was a discussion on the placement of the signs and how the directional arrows should be positioned, and how the size and width should be optimized for the circulation of the site. Chairperson Krakauer requested that Mr. Mazzola submit renderings of the views from the signs and suggested that the Board may need a site visit to determine the preferred design. Richard Gross requested that the Fire Department be invited to provide input on the streets, buildings, and signage to avoid delays of emergency services. Chairperson Krakauer suggested that a map could be provided to the Fire Department. The Board agreed to invite the Fire Department to the next meeting. Mr. Mazzola agreed to have the engineers review the proposed sign locations. There was a discussion regarding the repetitive street numbering on different streets. The Board expressed their concerns about the location of the unit numbers and the challenges that delivery and emergency services experience. Mr. Mazzola presented the emergency services circulation plan. Richard Gross requested that the Board receive input from the Fire Department. Mr. Mazzola presented the lighting plan and described where bollard and street lighting is proposed. The Board members discussed their lighting preferences and requested that Mr. Mazzola provide detailed lighting specifications. Chairperson Krakauer requested input from the Board and the consultants on scheduling a public hearing. Mr. McCarthy stated that amended site plan applications require a public hearing. The Planning Board can waive the public hearing requirement when the changes are minor. Mr. Mazzola stated that the changes to the site plan are minor and include small changes to the kid of parts. David Smith stated that to provide full transparency, the Board should schedule a public hearing for September. The Board members agreed that holding a public hearing in September provides the applicant with time to address the Board’s concerns and allows the residents to comment on the project. The Board agreed that one public notice could be written for the seven applications. Chairperson Krakauer scheduled the public hearing for the September 18, 2025, meeting and directed David Smith to a separate resolution for each of the seven applications. 15 (7/17/25) �18. Approval of minutes, June 12, 2025, June 26, 2025 Benjamin Nielsen moved to approve the minutes from the June 12, 2025, and June 26, 2025, meetings. Moved: Nielsen Seconded: Schulz Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Benjamin Nielsen- yes Jay Schulz- yes Vote 6-0 Chris Camia moved to adjourn the meeting at 10:52 PM. Moved: Camia Seconded: Schulz Respectfully submitted, Pamela Kroll Secretary to the Planning Board 16 (7/17/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-07-17 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/81cf314a2f5690a374d5a66c7e532b84.pdf e66697ad5358fd8b5616b8bbc090ac2e PDF Text Text ���������������� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-03-20_5 Legend Drive Approved Resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/7dd0eb07166a4569b991dda368bf7d71.pdf b2f180ec902c441ed34082d5b87b675b PDF Text Text Village of Sleepy Hollow Planning Board Minutes September 11, 2025 Chairperson Krakauer called the work session to order at 6:30 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Jay Schulz Ken Anderson Benjamin Nielsen Chris Camia Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Richard Gross David Smith, Village Planner Pamela Kroll, Secretary to the Planning Board Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalDiscussion 2) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Discussion 3) Cortlandt Development, LLC 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Discussion 4) Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 5) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Discussion 6) One Kingsland Owner, LLC, 200-210 Palisades Blvd. Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 7) One Kingsland Owner, LLC, 212-216 Palisades Blvd., Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 8) One Kingsland Owner, LLC, 322-328 Palisades Blvd., Proposed (4) Unit Townhome, Building, Amended Site Plan & Architectural Review Approval- Discussion 9) One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome, Building, Amended Site Plan & Architectural Review Approval- Discussion 10) One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 1 (9/11/25) �11) One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 12) One Kingsland Owner, LLC, 321-327 Hollows Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 13) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 14) KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review Approval- Discussion 15) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval- Discussion 16) Sleepy Hollow Holdings, LLC, 144 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 17) Sleepy Hollow Holdings, LLC, 196 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 18) Francesco Alesci, FBS Contracting, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval- Discussion 1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval-Discussion Chairperson Krakauer stated that a resolution has been drafted for the application. She solicited comments from the Board and consultants on outstanding issues. James Natarelli stated that the proposed infiltration system for the expanded parking area is considered a hot spot by the Department of Environmental Conservation’s stormwater manual due to the maintenance and storage of vehicles. He has requested that the applicants’ engineer design a pre-treatment plan to mitigate runoff to the infiltration system. 2. John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval – Discussion Chairperson Krakauer solicited comments from the Board and permitted the property owner and the project architect to join the discussion. Benjamin Nielsen stated that the property includes an existing non-conforming garage. Sean McCarthy stated that the applicant proposes to remove the existing garage. The proposed application complies with the Zoning Code setback requirements. Mr. Nielsen asked if the tree in the backyard would need to be removed to construct the garage. 2 (9/11/25) �John Mancebo stated that they may have to remove the tree for construction purposes. Dipti Shah, the project architect, stated that she will have an arborist evaluate the tree. Mr. Nielsen stated that asked questions related to the proposed architectural design drawings, including elevations, window locations, door placements, and floor plans. He requested that the applicant provide a photograph study that compares the architectural styles and dimensions of the neighboring houses. Ms. Shah stated that the house is not visible from the street. The proposed additions are below the maximum permitted height. Chris Camia asked Mr. Mancebo to confirm that he does not intend to rent the garage space. Mr. Mancebo stated that he would not rent the garage space. Ken Anderson asked Ms. Shah if a third floor is proposed and stated that a fire suppression system is required. Ms. Shah stated that the third floor is proposed as finished attic space because the house does not have a basement for storage. There was a discussion on the number of windows and reasons for omitting them from certain locations. Ms. Shah stated that the French doors are missing from the front elevation drawings, and the fireplace is not shown on the plans. James Natarelli questioned the status of the civil engineering drawings. Ms. Shah stated that Hudson Engineering is scheduled to perform the deep hole testing and that Nick Shirriah will attend the Planning Board meeting with the property owner since she is unavailable. Ms. Shah stated that removing the tree would allow them to install a rooftop solar system. Joshua Subin suggested that the applicant review the Village Code, Chapter 385. Chairperson Krakauer requested that the applicant resubmit updates for the meeting. 3. Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Draft resolution The Board discussed the outstanding items and the conditions on the draft resolution. 3 (9/11/25) �4. Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion Chairperson Krakauer stated that the Board received a submission from the applicant. Sean McCarthy stated that the applicant was asked to remove the streetlight mounted at the first floor level at the sidewalk. Chris Camia asked Mr. McCarthy to confirm what the Planning Board is reviewing. Mr. McCarthy stated that the Planning Board is reviewing the proposed change of use and signage. Although the property owner was issued a Building Permit to replace the windows, the applicant is requesting to change the front windows and the entrance doors. The Board discussed the proposed signage design. Chris Camia suggested that the Board discourage the use of awnings with signage to avoid maintenance issues. The Board discussed the use of awnings versus mounted signage. The Board discussed their concerns and suggestions for the interior layout of the salon and café. The Board discussed the proposed changes to the front windows. 5. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use Building, Amended Site Plan & Architectural Review Approval - Discussion Chris Camia requested that the Board pause the Work Session for advice of counsel at 6:55 PM. The Board resumed the Work Session at 7:14 PM. Chairperson Krakauer stated that the Board is awaiting verification of the as-built survey. James Natarelli stated that he has requested updated topography information related to the proposed wall, how it ties in the grades on both sides of the property, updated drainage plans, and impervious surface and stormwater design calculations. 6. One Kingsland Owner, LLC, 200-210 Palisades Blvd., Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 7. One Kingsland Owner, LLC, 321-327 Hollows Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 8. One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan &Architectural Review Approval- Discussion 4 (9/11/25) �9. One Kingsland Owner, LLC, 212-216 Palisades Blvd, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 10. One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 11. One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 12. One Kingsland Owner, LLC, 322-328 Palisades Blvd, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Chairperson Krakauer stated that the Board received revised submissions and solicited comments from the Board. She asked Sean McCarthy if further information on the directional signage had been submitted. Sean McCarthy stated that no additional details were submitted for directional signage. The Board discussed the reasons for similar street number addresses within the Edge-on-Hudson development. Benjamin Nielsen stated that he is not opposed to granting the reduced front yard setback for the two buildings along Tappan Zee Park. Benjamin Nielsen stated that the restrictions for the fourth-floor loft coverage on high-visibility end units were negotiated as part of the Special Permit to reduce impacts on public views. He objects to the request for a 72% coverage. The Board discussed the intent behind stepping back the fourth-floor loft space and why a 50% coverage limitation was adopted for high-visibility end units. Joshua Subin stated that the applicant had a specific reason for the request and suggested that the Board ask the applicant to explain further. The Board discussed changes made to the end unit side elevations for Building H at 212-216 Palisades Boulevard and Building G at 301-313 Hollows Pass. The Board discussed the additional door locations shown on the plans for Building E, located at 200-210 Palisades Boulevard, and Building F, located at 201-209 Hollows Pass. The Board discussed alternative options for the bollards located in front of the gas meters for Building H at 212-216 Palisades Boulevard and Building I at 315-319 Hollows Pass. Benjamin Nielsen asked if the applicant had made improvements to the pedestrian flow between the interior buildings H and I. Ken Anderson stated that a crosswalk was added between Buildings E & F and Building H. 5 (9/11/25) �Chairperson Krakauer stated that the applicant should summarize the changes at the public hearing and address concerns related to the fourth-floor coverage, bollards, and proposed setbacks. 13. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval - Discussion Chairperson Krakauer stated that the applicant has not submitted updated information. 14. KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review Approval- Discussion Chairperson Krakauer asked Sean McCarthy if the applicant had provided the information that the Zoning Board had requested. Mr. McCarthy stated that the applicant submitted additional documents, which were forwarded to the Zoning Board. Jay Schulz stated that the applicant told the Zoning Board of Appeals that the application requires variances due to requests from the Planning Board. Mr. Schulz stated that the Planning Board requested to see a conforming building. Chairperson Krakauer stated that the Planning Board had called out the meeting minutes, which stated that the Board had requested a compliant building. Sean McCarthy stated that during the discussion of the building's placement and massing, the Planning Board’s priority was for the applicant to maintain the street setback, even though it would create the need for a variance. The Board discussed what is within their purview to decide on the design and massing of the proposed building, as well as their objections to the site plan. Joshua Subin stated that the way the Zoning Board of Appeals writes its opinion could undermine some of those things. There was a discussion regarding the proposed retaining wall along the property line. Chairperson Krakauer stated that the Board would proceed based on the decision of the Zoning Board of Appeals. 15. Joseph and Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval-Discussion Chairperson Krakauer stated that the Board received a tree report from the landscape architect. 6 (9/11/25) �Benjamin Nielsen stated that he is not convinced that the proposed pool and expanded patio will not affect the health of the trees due to the distance of the pool from the sidewalk and the terrace from the property line. Chairperson Krakauer polled the Board members for outstanding concerns and how to proceed if the Zoning Board of Appeals approves the application. Mr. Nielsen requested that the arborist evaluate the areas in the backyard and the effects the proposed construction would have on the existing trees. He suggested that the applicant provide more than landscaping to screen the pool from visibility and noise. Chris Camia stated that the Zoning Board of Appeals would decide on the location of the pool. The applicant has done everything possible to mitigate the aesthetics. Jay Schulz stated that this application is unique in that the pool will not be visible to the public. He understands that putting the pool in the rear yard would be viewed by the neighboring property owners. Ken Anderson stated that the applicant agreed to add shrubbery on top of the walls and install fencing behind the wall in the front yard, but this is not represented on the plan. Mr. Anderson stated that he is okay with the pool location if other items are addressed. The Board discussed the condition of the stonewall and what is required for engineering review if the ZBA approves the application. 16. Sleepy Hollow Holdings, LLC, 196 Cortlandt Street, Proposed change of use Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer asked Sean McCarthy if there had been developments with the property owner. Sean McCarthy stated that he expects to receive a request to withdraw the application. He is not aware of a formal tenancy agreement, but they are pushing to keep it as a commercial use. 17. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer asked Sean McCarthy if there had been developments with the property owner. Sean McCarthy stated that the application would remain on the agenda for September 18, 2025. Ken Anderson stated that 144 Cortlandt Street is closer to other buildings with first-floor residential uses. Chris Camia asked if the Board could request a reconfiguration of the façade if they were to approve the residential use. 7 (9/11/25) �Mr. McCarthy stated that the owner is proposing to reconfigure the building's storefront façade as part of the architectural review approval. Chairperson Krakauer asked Mr. McCarthy what is required for building façade changes. Mr. McCarthy stated that significant changes are required to convert the storefront to residential space, including the reconfiguration of doors and windows. The Board discussed the variety of uses of the neighboring properties. Chairperson Krakauer polled the Board members for their thoughts on approving the change of use. Chris Camia stated that he is not in favor of the proposed change of use. Mr. Anderson stated that he would prefer to keep the retail use. Approving the change of use would create a parking issue. Jay Schulz stated that the space would be better for commercial use. Providing more walkable commercial options would eliminate the need for more parking spaces. Mr. Camia stated that issues with finding a commercial tenant are not a valid reason for approving the change of use. The owner can make investments to make the property marketable for commercial uses, just as they would be required to attract residential tenants. Joshua Subin asked if the residential occupancy is a permitted use in this location. Mr. McCarthy stated that residential is a permitted use in the C-2 Zoning district. Mr. Anderson stated that the Comprehensive Plan calls out for commercial uses in the C-2 zoning district. Mr. McCarthy stated that a residential use is not prohibited. Joshua Subin offered advice of counsel. Chairperson Krakauer requested that the Board pause the Work Session for advice of counsel at 9:00 PM. The Board resumed the Work Session at 9:05 PM. Chairperson Krakauer stated that the Board will discuss the application at its meeting on September 18, 2025. 18. Francesco Alesci, FBS Contraction, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval- Discussion 8 (9/11/25) �Chairperson Krakauer stated that the application proposes a different project from the one that was approved. The applicant now proposes to retain the existing structure at the front of the property and build a second structure at the rear of the property. Jay Schulz asked for the difference in proposed units from the previous site plan approval. Benjamin Nielsen stated that there are four units in the existing building, and the applicant proposes six units in the new building. Sean McCarthy stated that the original application was approved to construct one new building with 14 apartments. The Board discussed the proposed application and their suggestions for opportunities to increase the use of the property lot and provide more green space. Chairperson Krakauer stated that they should let the applicant present their application at the meeting before making their recommendations. Board Discussions Staff Reviews Benjamin Nielsen stated that the Board is not leveraging input from the staff and consultants. The Board often rushes to comment on minor details that can be resolved later in the review process. He requested that Sean McCarthy, David Smith, and James Natarelli provide initial reviews of the applications, pointing out potential problems, detailing their compatibility with the Comprehensive Plan, and any code-related issues that the Board should consider. September 18, 2025 Agenda The Board discussed how to handle the public hearings for the One Kingsland Owner LLC. Chairperson Krakauer asked if the Board should cut items from the draft agenda. Sean McCarthy reviewed the draft agenda and stated that new applications should remain on for preliminary presentations. Chairperson Krakauer asked the Board to review the draft minutes from the July meetings. Chairperson Krakauer stated that she and Benjamin Nielsen are not available to attend the October meeting. The Board nominated Chris Camia to serve as Acting Chair for the October 16, 2025, Planning Board meeting. Chris Camia agreed to chair the October meeting. Chairperson Krakauer adjourned the work session at 9:30 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 9 (9/11/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-09-11 Approved Planning Board Work Session Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/0311f0e0d8ce4b8ac171dc63801e0729.pdf 1745f5734ec5af1dd4dd224006f31ebf PDF Text Text Village of Sleepy Hollow Planning Board Minutes September 18, 2025 Chairperson Krakauer called the meeting to order at 7:00 PM. Chairperson Krakauer read the agenda and stated that applications for 188 Wyatt, LLC, KWD Realty LLC, and Francesco Alesci have been postponed to the October 16, 2025 meeting. Present: Lindsay Krakauer, Chairperson Jay Schulz Benjamin Nielsen Chris Camia Richard Gross Also Present: Joshua Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Ken Anderson David Smith, Village Planner Pamela Kroll, Secretary to the Planning Board Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalContinued public hearing, draft resolution 2) Cortlandt Development, LLC 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Draft resolution 3) Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Public hearing 4) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Public hearing 5) One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval - Public hearing 200-210 Palisades Blvd.- Proposed (6) Unit Townhome Building 212-216 Palisades Blvd.- Proposed (3) Unit Townhome Building 322-328 Palisades Blvd.- Proposed (4) Unit Townhome Building 201-209 Hollows Pass- Proposed (5) Unit Townhome Building 301-313 Hollows Pass- Proposed (7) Unit Townhome Building 315-319 Hollows Pass-Proposed (3) Unit Townhome Building 321-327 Hollows Pass-Proposed (4) Unit Townhome Building 1 (9/18/25) �6) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan & Architectural Review Approval- Discussion 7) Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval – Discussion 8) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Preliminary Presentation 9) Approval of minutes, July 10, 2025, July 17, 2025 1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval-Continued Public Hearing, draft resolution Richard Gross moved to open the public hearing. Moved: Gross Seconded: Camia Vote 5-0 Nick Shirriah is an engineer from Hudson Engineering & Consulting, P.C., representing the applicant. He described a proposed cartridge insert system and stated that it would address the comments received from AI Engineers related to the required pre-treatment device. Mr. Shirriah stated that they are not responsible for the engineering of the retaining wall. James Natarelli stated that there have been discussions regarding the pre-treatment device. Upon receipt of a submission, he will review and consider the proposed option. Chairperson Krakauer requested that Mr. Shirriah prepare a response for Mr. Natarelli’s review memo and submit it for the next meeting. Chris Camia asked what would happen if the Applicant chooses not to maintain the cartridge system. Mr. Shirriah stated that a maintenance agreement could be added to the stormwater management plan. It is the property owner's responsibility to maintain the stormwater system. David Smith asked if the Applicant had initiated conversations with Con Edison about the relocation of the utility pole. Mr. Shirriah stated that he would follow up with the Applicant. Chairperson Krakauer solicited comments from the public. There were no public comments. Richard Gross moved to continue the public hearing to the October 16, 2025 meeting. Moved: Gross Seconded: Camia Vote 5-0 2 (9/18/25) �2. Cortlandt Development LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review- Draft resolution Jonathan Merheb is an engineer from JMER Engineering, P.C., presenting on behalf of Cortlandt Development. Mr. Merheb stated that he revised the plans to show an open grate on the infiltrator and include a note that they will tie into the roof leaders if the grade allows. Chairperson Krakauer asked Mr. Merheb to confirm whether he intends to have an outdoor eating and sitting area and if any changes were made to the garbage enclosure materials. Mr. Merheb stated that the applicant proposed two tables on the concrete walk area. The owner has agreed to use composite material for the garbage enclosure. Benjamin Nielsen asked Mr. Merheb if a bicycle rack would be added, if the number of bollards would be reduced, and to confirm the window materials proposed for the existing window on the south elevation. Mr. Merheb stated that there is no practical location for a bike rack on the property. One bollard will be removed on the north and south sides with increased spacing. CMU block and brick will be used to infill the window and be painted to match the existing brick. The note on the drawing is incorrect. The Board requested that the resolution conditions be amended to reflect the reduction in the number of bollards and the garbage enclosure material. Chris Camia moved to approve the resolution as amended. Moved: Camia Seconded: Nielsen Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Benjamin Nielsen- yes Jay Schulz- yes Vote 5-0 3. Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Nielsen Vote 5-0 Ryan Andrews, the owner of Origins Collective, LLC, stated that he listened to the Planning Board work session. He presented a revised floor plan. He described the proposed layout for the salon and café. Mr. Andrews presented 3 (9/18/25) �photographs of the existing façade. Mr. Andrews stated that the approved Building Permit to replace the windows included panels and lights. He requested to keep the original brick surround with no lighting. The Board requested that the applicant add lighting above the entrance signage, remove the existing streetlight, and ensure that the proposed signage complies with Village requirements. Chairperson Krakauer solicited comments from the Board and the consultants. James Natarelli asked Mr. Andrews to confirm that the café will not include a kitchen for food preparation. Mr. Andrews stated that food preparation is not proposed in the café. Benjamin Nielsen asked Mr. Andrews to confirm that there will be refrigeration units in the café. Mr. Andrews stated that refrigerated units would be available in the café. Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer requested that the applicant submit revised documents as needed to complete the application. Richard Gross moved to continue the public hearing to the October 16, 2025 meeting. Moved: Gross Seconded: Nielsen Vote 5-0 Chairperson Krakauer directed David Smith to draft a resolution. 4. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval - Discussion Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Gross Vote 5-0 Mark Blanchard stated that he is the project attorney for the applicant. Mr. Blanchard stated that the applicant agrees with some of the issues raised by the owner of 74 Beekman Avenue. Mr. Blanchard stated that the applicant proposes to demolish and reconstruct the retaining wall that encroaches on 74 Beekman Avenue. The applicant agrees to perform testing to address stormwater and grading-related matters, as required by the Building Department and the Village Engineer. The updated survey indicates that the rear corner of the 72 Beekman Building does not encroach on the 74 Beekman Avenue property. Although the second and third floor window wells differ from the approved site plan, the current building construction allows for more light and air to reach 74 Beekman Avenue. Mr. Blanchard requested amended approval and support for lifting the Stop Work Order, allowing the applicant to continue the interior construction of the building. 4 (9/18/25) �James Natarelli stated that topography information is required to demonstrate that the existing drainage patterns between the properties would be maintained for the proposed construction and fill brought into the backyard. Mr. Blanchard requested that the stormwater-related items be a condition of the approval. Gabrielle Salman is the project architect representing the applicant. She presented the second and third floor plans and described how water collects and drains to an existing drywell. The 74 Beekman Avenue windows face that area for light and ventilation. Chairperson Krakauer asked if this was an improvement over the existing condition. Mr. Blanchard stated that there is now a larger gap between the 72 Beekman and 74 Beekman Avenue buildings, which resulted in a positive change. Richard Gross asked Mr. McCarthy if the property survey was correct. Sean McCarthy stated that the Building Department received an updated as-built survey this afternoon, which indicates that the building foundation is on the property line, but includes trim that encroaches an inch and a quarter onto 74 Beekman Avenue. Ms. Salman said that the trim piece can be removed and properly flashed. Benjamin Nielsen requested that Ms. Salman show comparisons of the original and requested elevations. Mr. Salman presented elevation drawings of the original building, what was approved, and what construction requires approval. Chris Camia suggested removing the awning and installing wood composite signage and lights. The topography and stormwater items should be resolved as part of approval. Chairperson Krakauer solicited comments from the public. Ana Rakipi stated that she is the owner of 74 Beekman Avenue. Ms. Rakipi detailed her concerns about potential stormwater issues damaging the foundation of her building, which she attributed to the demolition and construction of the 72 Beekman Avenue building, specifically relating to improper roof flashing, window wells, and the work completed to raise the rear yard. Ms. Rakipi stated that she is waiting for a detailed property survey of her property to be completed and requested that the Planning Board reconsider granting the application until she can make sure that her building is protected. Ms. Rakipi stated that Mr. Carrion has been unwilling to fix the damage to her building. Joshua Subin stated that the disputes between the property owners are civil matters and suggested that they work together to agree on temporary compliance issues. 5 (9/18/25) �Bond Davis is the engineer from Grigg & Davis Engineers, P.C.. He requested that the gaps between the buildings be repaired, roof flashing be added, and light wells be repaired. The back portion of the 72 Beekman Avenue building should be properly finished. Construction debris should be removed from the gaps between the buildings. Mr. Blanchard stated that Mr. Carrion has not been able to reach a solution with Ms. Rakipi. He objected to accusations made about his client and stated that the property owner contacted Mr. Carrion without her attorney and suggested that $75,000 could resolve the issues. They are here to reach solutions and to move the project forward. Chairperson Krakauer asked Mr. McCarthy if there were interim measures that could be taken. Mr. McCarthy stated that both property owners must agree to the plans for flashing between the buildings before the work can proceed. Mr. Blanchard asked the Board if they would object to Mr. Carrion resuming the interior construction work if the property survey issues are cleared up. Chairperson Krakauer stated that it is not in the Board’s purview to lift a Stop Work Order issued by the Building Department. She requested that the applicant work with the Village Engineer to resolve the outstanding stormwater-related concerns. Ms. Rakipi stated that she has pictures and videos of the applicant cutting the foundation of her building. Chairperson Krakauer requested that Ms. Rakipi submit the documents to the Building Department. Richard Gross moved to continue the public hearing to the October 16, 2025 meeting. Moved: Gross Seconded: Camia Vote 5-0 5. One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Public hearing 200-210 Palisades Blvd. - Proposed (6) Unit Townhome Building 212-216 Palisades Blvd. - Proposed (3) Unit Townhome Building 322-328 Palisades Blvd. - Proposed (4) Unit Townhome Building 201-209 Hollows Pass - Proposed (5) Unit Townhome Building 301-313 Hollows Pass- Proposed (7) Unit Townhome Building 315-319 Hollows Pass- Proposed (3) Unit Townhome Building 321-327 Hollows Pass- Proposed (4) Unit Townhome Building Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Camia Vote 5-0 Guy Mazzola is a Managing Member of Sun Homes representing One Kingsland Owner, LLC as the applicant. Mr. Mazzola stated that a slide show has been prepared to address the comments 6 (9/18/25) �from the Planning Board Work Session. He distributed copies of the presentation documents to the Planning Board and stated that each slide represents something that was changed. Chairperson Krakauer asked Mr. Mazzola to summarize the changes that he plans to present. Mr. Mazzola stated that the presentation will address the loft size options for Unit 201 of Building F on Hollows Pass, gas meter and bollard design schemes for Building H at 212-216 Palisades Boulevard and Building I, located at 315-319 Hollows Pass, side façade and architectural features of Building H, and renderings to clarify the requested 5 to 7 foot shift in the front yard setback along Building E and Building F along Tappan Zee Park. Mr. Mazzola presented a revised rendering of the 301-313 Hollows Pass building. Mr. Mazzola stated that the changes confirm the proposal of three entrance steps for each of the seven townhome units. Four of the gas meters are proposed on the east elevation of Unit 313. They propose eliminating the garage windows in Unit 301 to add a bay feature on the first floor, create a small outdoor space off the dining room, and increase the size of the first-floor windows. The other three gas meters are proposed on the side with bollards at the Hollows Pass entrance to improve the architectural aesthetics of the building façade. Chairperson Krakauer asked if the shrubbery could be planted in front of the gas meters. Mr. Mazzola stated that an additional small tree could be added to screen the gas meters. Mr. Mazzola presented a revised rendering of Unit 201 at Hollows Pass, which proposed a onefoot loft setback from the third floor. Per the Board's request, a wall was added to separate the bedroom from the rest of the loft, allowing for the addition of more windows. The design of the high-visibility E unit includes a five-foot step-back architectural bay feature, a five-foot-deep walkout terrace on the first floor, and a small dining room walkout. The loss of five feet to create the additional bay feature and outdoor space does not allow for enough usable loft space if they are required to keep the coverage under 50% over the third floor. He proposed that the Board approve the one-foot setback at a loft coverage of 68%. Mr. Mazzola stated that the loft setback at 3 feet would result in a 58% percent coverage over the third floor. Chairperson Krakauer asked if there would be additional walkout space along the loft windows. Mr. Mazzola stated that they could look into providing a NanaWall feature where the larger loft windows are proposed. The Board discussed the loft coverage percentage options. Mr. Mazzola presented renderings of 201-209 Hollows Pass and 200-210 Palisades Blvd, including the 201 Hollows Pass unit loft, which features a three-foot loft coverage setback over the third floor. He said that the loft space would be useless if they were to use the three-foot setback and keep it under 50% coverage. The only solution would be to construct a different unit type and not include the architectural bay feature. 7 (9/18/25) �Mr. Mazzola presented a rendered view looking down the walkway from the buildings at 201209 Hollows Pass and 200-210 Palisades Boulevard, stating that the request for a 5- to 7-foot front yard setback is needed for the jogging of the different bay elements and front entry architectural features. Mr. Mazzola presented a night time rendering view of the proposed pathway light bollards between Buildings E and F, stating that the gas meters are proposed to be located on the walkway side, with 5 and 6 meters on each side. The Board suggested jogging the gas meters between the sides of the buildings and not having pathway lights on the gas meters. Mr. Mazzola stated that he would lay out the lighting and gas meters based on the minimum setback of the windows. Mr. Mazzola presented a rendering of Building V, located at 321-327 Hollows Pass, and Building W, located at 322-328 Palisades Boulevard. The proposed changes include the enlarged windows on the loft level E unit type. The loft setback and coverage would match what the Board approves for the other E units. Mr. Mazzola presented a rendering for the interior units of Building H, located at 212-216 Palisades Boulevard, and proposed the same changes to the building façade as 301 Hollows Pass. Chairperson Krakauer asked Mr. Mazzola to describe the proposed gas meter screening and safety bollards. Mr. Mazzola presented sketches for gas meter and bollard options that would provide safety, but do not necessarily fix the aesthetics. The Board discussed bollard design options for Building H & Building I. Mr. Mazzola presented a summary of gas meter locations. Mr. Mazzola presented a private site signage plan and suggested focusing on a sign at each entrance road. He requested that the Board approve the signage plan and stated that he would be open to adding more if needed after installation. Chris Camia recommended separating the mailboxes into sections. The Board discussed the signage related to the interior buildings. Chairperson Krakauer asked if the Fire Department had reviewed the emergency vehicle circulation and proposed signage plan. Sean McCarthy stated that he has not received a response from the Fire Department. 8 (9/18/25) �The Planning Board discussed the brick walkway added between Building E & Building F to provide pedestrian access to Building H. The Board requested that the applicant add a pathway to connect the new walkway to the sidewalk along Building H. Chairperson Krakauer solicited comments from the public. There were no public comments. Mr. Mazzola asked if the Planning Board would consider approving the application with conditions. David Smith stated that the draft resolutions could be ready for the next meeting. Joshua Subin suggested that the Board could close the public hearing. Chris Camia moved to close the public hearing. Moved: Camia Seconded: Nielsen Vote 5-0 Chairperson Krakauer stated that draft resolutions would be prepared for the October 16, 2025 meeting. 6. Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan & Approval- Discussion Chairperson Krakauer stated that the application received approved from the Zoning Board of Appeals. Ostap Vidov is the contractor representing the applicant. Mr. Vidov stated that the Board requested better views of the current site conditions and the existing trees. Mr. Vidov stated that the pool equipment would be located in the basement mechanical room. Changes were made to the pool design to include a fountain feature and winged steps. Chairperson Krakauer asked if the wings are necessary to install the fountain feature and if they would affect the original intent of the pool. Devin Bandelli stated that the pool would be used as a lap pool. The wings provide a safer way to access the pool. Chairperson Krakauer stated the Board would have the Village Arborist evaluate the Linden tree to see if he has any recommendations to preserve its health. She asked the property owner if they considered relocating the pool further away from the tree. Devin Bandelli stated that the proposed pool lines up with the existing house facade and the patio. Jay Schulz asked for the distance from the wall foundation to the Linden tree. 9 (9/18/25) �Mr. Vidov stated that there is approximately 15 feet from the Linden tree to the foundation wall. Reconstruction of the stonewall will allow for better access during pool construction and prevent disturbance to the tree. Chairperson Krakauer asked Mr. Vidov if the wall materials would be repurposed to match the wall along the street. Ms. Bandelli stated that the driveway wall was constructed to match the wall on the street and be in keeping with the neighborhood's character. Mr. Vidov stated that they would remove and repurpose 15 to 20 percent of the original stone and introduce new stone that will match as closely as possible. Chairperson Krakauer requested that the applicant plant the proposed shrubbery on the outside of the pool screening fencing. Benjamin Nielsen asked if the pool walls are higher than the pool coping and if they would rely on the hedge material for screening. Ms. Bandelli stated that the pool would not be visible beyond the brick wall, and the proposed trees will provide privacy. Mr. Vidov stated that the proposed hedge is higher than the pool surround wall. The wall is not visible from the street. He presented the landscape plan from the front walkway. Chairperson Krakauer solicited comments from the consultants. James Natarelli requested that the applicant respond to his review memo addressing the stormwater and wall evaluations. Chairperson Krakauer stated that the Board is comfortable scheduling the public hearing. Jay Schulz moved to schedule the public hearing for the October 16, 2025 meeting. Moved: Schulz Seconded: Camia Vote 5-0 Chairperson Krakauer directed David Smith to prepare a draft resolution. 7. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval - Discussion Chairperson Krakauer asked if the property owner has made any connections with potential commercial tenants since the last meeting. Gabrielle Salman is the architect representing the applicant. She stated that they have not received commercial tenant interest for the space. 10 (9/18/25) �Zui Horowitz is the property owner. Mr. Horowitz stated that he has reached out to those who may be interested in a commercial space. The property has been listed on the MLS for five years, during which time it has only received three interested parties who did not take action after seeing the neighboring buildings. He suggested demolishing the existing garage and standalone storage space in the rear of the property to obtain the requested approval to convert the first-floor storefront and part of the basement level into residential use. Removal of the garage and storage structure would allow him to create approximately four parking spaces in the rear of the building for tenant use. Chairperson Krakauer asked if grants were offered to help renovate the building façade, would he be able to make the space more marketable for commercial tenants. Mr. Horowitz stated that renovating the façade would make the building more marketable for residential use. There has been no interest in a commercial space. The Board discussed the existing conditions and parking requirements. Chairperson Krakauer requested that the applicant submit a revised application. 8. John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Preliminary Presentation John Mancebo stated that the existing 1,088-square-foot house has a slab-on-grade foundation, two bedrooms, one bathroom, and an attached non-compliant one-car garage. The application proposes to remove the existing garage, construct a detached two-car garage with a second-floor home office and guest room, and construct second-floor and attic additions on the existing footprint that are compliant with the Zoning Code. Mr. Mancebo stated that the revised submission addresses the items discussed at the Planning Board’s work session regarding tree removals, engineering, architectural plan corrections, and neighborhood photographs. Nick Shirriah is an engineer from Hudson Engineering & Consulting, P.C., representing the applicant. He stated that the deep hole and percolation tests were completed. The proposed infiltration system is sized to improve runoff for the house, garage, patio and driveway. Since the driveway is on a steep slope, it will not be easy to collect 100 percent of the runoff on site. The plan details the five trees that need to be removed for the stormwater system. The Board discussed the proposed locations and requirements for obtaining a Tree Removal Permit. The Board discussed the architectural details of the entrance doors, garage windows, and the river views. The Board requested that the applicant provide a landscape plan that includes native plantings and considers the addition of canopy trees in the front yard. 11 (9/18/25) �James Natarelli stated that he witnessed the percolation tests, which show that the proposed infiltration is feasible on-site. There was a discussion between Mr. Mancebo, Mr. Shirriah, and James Natarelli regarding the driveway extension and the walkway to the front door. Chairperson Krakauer scheduled the public hearing for the October 16, 2025 meeting. 10. Approval of minutes, July 10, 2025, July 17, 2025 Chris Camia moved to approve the minutes from July 10, 2025, and July 17, 2025. Moved: Camia Seconded: Nielsen Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Benjamin Nielsen- yes Jay Schulz- yes Vote 5-0 Richard Gross moved to adjourn the meeting at 10:05 PM Moved: Gross Seconded: Nielsen Vote 5-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 12 (9/18/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-09-18 Approved Planning Board minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/dc98991d28b3cc81b6bb46079b6815cc.pdf 7f9c198f5349e8d0490a31b69668af46 PDF Text Text Village of Sleepy Hollow Planning Board Minutes October 9, 2025 Deputy Chairman Nielsen called the work session to order at 6:30 PM. Present: Benjamin Nielsen, Deputy Chairman Jay Schulz Ken Anderson Richard Gross Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Chris Camia Lindsay Krakauer, Chairperson David Smith, Village Planner Pamela Kroll, Secretary to the Planning Board Agenda: 1) One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Discussion 200-210 Palisades Blvd., Proposed (6) Unit Townhome Building 212-216 Palisades Blvd., Proposed (3) Unit Townhome Building 322-328 Palisades Blvd., Proposed (4) Unit Townhome Building 201-209 Hollows Pass, Proposed (5) Unit Townhome Building 301-313 Hollows Pass, Proposed (7) Unit Townhome Building 315-319 Hollows Pass, Proposed (3) Unit Townhome Building 321-327 Hollows Pass, Proposed (4) Unit Townhome Building 2) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Permit Approval- Discussion 3) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan & Architectural Review Approval- Discussion 4) Origins Collective, LLC, 178 Beekman Avenue, Proposed salon/café, Site Plan & Architectural Review Approval - Discussion 5) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Discussion 6) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval- Discussion 1 (10/9/25) �7) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Discussion 8) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 9) KWD Realty LLC, 309-315 North Broadway, Proposed 4 story self-storage facility, Site Plan & Architectural Review Approval- Discussion 10) Sleepy Hollow Holdings, LLC, 144 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 11) Francesco Alesci, FBS Contracting, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval- Discussion 12) Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review Approval- Discussion 13) Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singlefamily residence, Site Plan & Architectural Review Approval- Discussion 14) Approval of minutes, September 11, 2025. September 18, 2025 1. One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Discussion 200-210 Palisades Blvd. - Proposed (6) Unit Townhome Building 212-216 Palisades Blvd. - Proposed (3) Unit Townhome Building 322-328 Palisades Blvd. - Proposed (4) Unit Townhome Building 201-209 Hollows Pass - Proposed (5) Unit Townhome Building 301-313 Hollows Pass- Proposed (7) Unit Townhome Building 315-319 Hollows Pass- Proposed (3) Unit Townhome Building 321-327 Hollows Pass- Proposed (4) Unit Townhome Building Sean McCarthy stated that outstanding items include the proposed fourth-floor loft area coverages requested over the permitted 50% or less of the floor below for high-visibility end units; architectural features; gas meter locations; the walkway from Central Park to the interior group of interior units on Hollows Pass; and the proposed signage plan. The Board members discussed how the proposed bump-out features affect the usable square footage to create the impression of setbacks and prompted the requests for the reduced front yard setback for Building E at 200-210 Palisades Boulevard and Building F at 201-209 Hollows Pass, and increased the coverage on the fourth floor loft areas for some of the end units. The Board asked the Applicant to confirm the proposed setback for the loft areas and the design for the screening and safety bollard at the gas meters. Guy Mazzola is a managing member of Sun Homes, representing One Kingsland Owner, LLC, as the applicant. Mr. Mazzola stated that the resubmission includes a three-foot setback for the units, thereby increasing loft coverage. Mr. Mazzola stated that the plan proposes a steel gate enclosure to screen the gas meters. The Board members agreed to approve the three-foot setback and increase the loft area percentages. The Board members agreed to prepare draft resolutions for the October meeting. 2 (10/9/25) �2. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development Phase III Waterfront Open Space- Site Plan & Wetlands Permit Approval -Discussion The Board members discussed the proposed plans for the fireplace, kayak launch, water access, boathouse design, colonnade art piece, pathways, seating areas, and the dual-purpose skating/lawn area. 3. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan & Architectural Review Approval -Discussion The Board members discussed the outstanding engineering concerns with James Natarelli. They agreed that conditions for the resolution approval could include details on relocating the utility pole, to be resolved before approval. Sean McCarthy recommended keeping the utility pole and building the new sidewalk around it. The Board members agreed to have the draft resolution ready for the October 16, 2025 meeting. 4. Origins Collective, LLC, 178 Beekman Avenue, Proposed salon/café, Site Plan & Architectural Review Approval -Discussion The Board members discussed the open items related to the signage and lighting. They agreed that the interior layout was an improvement, and they could vote on the draft resolution at the October 16, 2025 meeting. 5. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use Building, Amended Site Plan & Architectural Review Approval -Discussion The Board members reviewed the documents received from the applicant and the neighboring property owner. They discussed the open items, including the designs for the front façade, signage, and stormwater management. 6. Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool Building, Amended Site Plan & Architectural Review Approval -Discussion The Board members discussed the Village Tree Officers' tree evaluation. They agreed that a condition of the resolution should include restrictions on excavation machinery and tree protection, and that an evaluation of the root system be conducted. James Natarelli stated that there are outstanding items needed for the engineering plans. The Board members discussed replacing the stonewall and agreed to keep the public hearing open until engineering concerns are resolved. 7. John Mancebo, 278 Harwood Avenue, Proposed Additions and Alterations, Site Plan & Architectural Review Approval -Discussion 3 (10/9/25) �Sean McCarthy summarized the proposed application. The Board members discussed the garage design, tree removals, and the size of the driveway. James Natarelli stated that he would issue a review memo on the engineering plans. 8. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval-Discussion The Board members discussed the application, zoning regulations, and permitted uses of the C-2 Zoning District. They agreed that the applicant should provide the intended tenant uses for the garage and office space on Cortland Street. 9. KWD Realty, LLC, 309-315 North Broadway, Proposed 4 story self-storage facility, Site Plan & Architectural Review Approval- Discussion Sean McCarthy stated that new plans have been submitted for the Zoning Board’s review at the October 15, 2025 meeting. Since the plans may change, the submission has not been forwarded for Planning Board review. 10. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of useDiscussion Sean McCarthy stated that no new information has been submitted for review. 11. Francesco Alesci, FBS Contracting, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval Sean McCarthy summarized the proposed application and described the differences from the original site plan approval granted in 2023 and extended in 2024 and 2025. Mr. McCarthy stated that he met with the applicant to review the Board’s preliminary concerns regarding the building's massing, height, impervious surfaces, and pedestrian access. He made suggestions for the applicant to consider. The Board members discussed their concerns and suggestions. 12. Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence Benjamin Nieslen stated that this is the third revision of the project. Improvements were made in the second revision related to the garage and driveway locations. There are still concerns related to the proposed tree removals. The proposed architecture is a different style and shape. Sean McCarthy suggested improvements to the proposed roof lines, window placements, and dormers. The utility and condenser locations should be reviewed to ensure compliance with setback and screening requirements. A construction logistics plan is important for site construction to plan for material storage, employee parking, and to establish tree protection and erosion control. 4 (10/9/25) �The Board agreed that a public hearing should be held for the new application. 13. Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singlefamily house, Site Plan & Architectural Review Approval The Board members discussed the proposed application. Benjamin Nieslen stated that the landscape plan lacks detail and doesn’t include yardscaping in the backyard. He asked Sean McCarthy if a patio could be added after approval. Sean McCarthy stated that any change to an approved site plan would require the applicant to submit an amended site plan application. Mr. McCarthy suggested that improvements could be made to the dormers, windows, and doors, and that the access from the garage and the basement requires corrections. 14. Approval of minutes, September 11, 2025 and September 18, 2025 The Board members agreed to approve the minutes at the October 16, 2025 meeting. The meeting was adjourned at 8:45 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 5 (10/9/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-10-09 Approved Planning Board Work Session Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/2eeedf247212e0e20a07e669242845f0.pdf 63d1eefca123cae90b08e48c5794feff PDF Text Text Village of Sleepy Hollow Planning Board Minutes October 16, 2025 Acting Chairman Chris Camia called the meeting to order at 7:00 PM. Chris Camia reviewed the agenda. Present: Chris Camia, Acting Chairman Jay Schulz Ken Anderson Richard Gross Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer David Smith, Village Planner Sean E. McCarthy, Building Inspector Absent: Lindsay Krakauer, Chairperson Benjamin Nieslen Pamela Kroll, Secretary to the Planning Board Agenda: 1) One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Draft resolutions 200-210 Palisades Blvd. -Proposed (6) Unit Townhome Building 212-216 Palisades Blvd., Proposed (3) Unit Townhome Building 322-328 Palisades Blvd., Proposed (4) Unit Townhome Building 201-209 Hollows Pass, Proposed (5) Unit Townhome Building 301-313 Hollows Pass, Proposed (7) Unit Townhome Building 315-319 Hollows Pass, Proposed (3) Unit Townhome Building 321-327 Hollows Pass, Proposed (4) Unit Townhome Building 2) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan & Architectural Review Approval- Continued public hearing, Draft resolution 3) Orgins Collective, LLC, 178 Beekman Avenue, Proposed salon/café, Site Plan & Architectural Review Approval - Continued public hearing, Draft resolution 4) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Continued public hearing 5) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval- Public hearing 6) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval-Public hearing 1 (10/16/25) �7) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 8) Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review Approval- Preliminary presentation 9) Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singlefamily residence, Site Plan & Architectural Review Approval- Preliminary presentation 10) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Permit Approval- Discussion 11) Approval of minutes, September 11, 2025. September 18, 2025 1. One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Draft resolutions 200-210 Palisades Blvd. - Proposed (6) Unit Townhome Building 212-216 Palisades Blvd. - Proposed (3) Unit Townhome Building 322-328 Palisades Blvd. - Proposed (4) Unit Townhome Building 201-209 Hollows Pass - Proposed (5) Unit Townhome Building 301-313 Hollows Pass- Proposed (7) Unit Townhome Building 315-319 Hollows Pass- Proposed (3) Unit Townhome Building 321-327 Hollows Pass- Proposed (4) Unit Townhome Building Guy Mazzola is a Managing Member of Sun Homes representing One Kingsland Owner, LLC, as the applicant. Mr. Mazzola stated that he has reviewed the draft resolution. Chairman Camia asked Mr. Mazzola to provide a brief overview of the project and proposed changes. Mr. Mazzola stated that they addressed the Board's concerns regarding architectural features, loft unit setbacks on Hollows Pass, and gas meter issues for the interior units of Building H, located at 212-216 Palisades Boulevard, and Building I, located at 315-319 Hollows Pass. A highvisibility end unit was added at 301 Hollows Pass. A full loft area with a 3-foot setback is proposed for the 201 Hollows Pass unit and is to be carried through all the E-unit type lofts. The proposed increase to the fourth-floor loft areas is to achieve 60% coverage over the floor below. A five-foot front-yard setback is requested for Building E, located at 200-210 Palisades Boulevard, and Building F, located at 201-209 Hollows Pass, to accommodate the bay bump outs. Interior alleyways were added between Buildings E & F and include light bollards and improvements to gas meter groupings. Improvements to the crosswalk from Tappan Zee Park to Building H include an added landing area, benches, and concrete walkways on either side. Architectural features were added to Building H at 212-216 Palisades Boulevard. A black steeland-aluminum enclosure with gates was added to screen and protect the gas meters for Buildings H and I. A third mailbox location was added to the signage plan. Chairman Camia stated he is in favor of the improvements made to the architecture, pedestrian safety, way-finding, and site lighting. The Board members agreed to proceed with voting on the resolutions. Chairman Camia asked Sean McCarthy to read the draft resolutions. 2 (10/16/25) �Sean McCarthy stated that the seven resolutions have similar conditions. The Board should vote on each resolution as it pertains to each building as follows: 200-210 Palisades Boulevard, units 21-26, is a six unit townhome building consisting of (1) 22 foot wide end unit, (1) 24 foot wide high visbility end unit, and (4) 20 foot wide interior units. The approval is based on the architectural plans, last dated 10/1/25, and the site plan drawings, dated 10/2/25. Mr. McCarthy read the resolve clause and conditions. Condition #3 for this approval states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 60% percent for 200 Palisades Boulevard, Unit 21 and 68% for 210 Palisades Boulevard, Unit 26. Chairman Camia moved to approve the resolution for 210-210 Palisades Boulevard. Moved: Camia Seconded: Gross Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 Mr. McCarthy stated that he will read the change to condition #3 for the remaining (6) resolutions. 212-216 Palisades Boulevard, units 31-41, is a three unit townhome building consisting of (2) 22 foot wide end units, (1) 20 foot wide interior unit. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth-floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 68% for 212 and 216 Palisades Boulevard, Units 39 and 41. Chairman Camia moved to approve the resolution for 212-216 Palisades Boulevard. Moved: Camia Seconded: Gross Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 322-328 Palisades Boulevard, units 45-48, is a four unit townhome building consisting of (1) 22 foot wide end unit, (2) 20 foot wide interior unit and (1) 24 foot wide high visibility end unit. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 60% for 328 Palisades Boulevard, unit 45, and 68% for 322 Palisades Boulevard, unit 48. 3 (10/16/25) �Richard Gross moved to approve the resolution for 322-328 Palisades Boulevard. Moved: Gross Seconded: Anderson Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 201-209 Hollows Pass, units 27-31, is a five unit townhome building consisting of (1) 22 foot wide end unit, (3) 20 foot wide interior units and (1) 24 foot wide high visibility end unit. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 60% percent for 201 Hollows Pass, unit 31, and 60% for 209 Hollows Pass, unit 27. Guy Mazzola stated that they are requesting a 68% percent loft coverage for 209 Hollows Pass, unit 27. Sean McCarthy stated that he will confirm the loft coverage calculation specified on the plans. Richard Gross moved to approve the resolution for 201-209 Hollows Pass as amended. Moved: Gross Seconded: Anderson Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 301-313 Hollows Pass, units 32-38, is a seven unit townhome building consisting of (4) 24 foot wide interior units, (1) 28 foot wide interior unit and (2) 28 foot wide high visibility end units. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 50% percent for 301 Hollows Pass, unit 32, and 50% for 313 Hollows Pass, unit 38. Richard Gross moved to approve the resolution for 301-313 Hollows Pass. Moved: Gross Seconded: Schulz Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 4 (10/16/25) �315-319 Hollows Pass, units 42-44, is a three unit townhome building consisting of (2) 22 foot wide end units, and (1) 20 foot wide interior unit. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 68% percent for the end units at 315 Hollows Pass, unit 42 and 319 Hollows Pass, unit 44. Richard Gross moved to approve the resolution for 315-319 Hollows Pass. Moved: Gross Seconded: Anderson Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 321-327 Hollows Pass, units 49-52, is a four unit townhome building consisting of (1) 22 foot wide end units, and (2) 20 foot wide interior units, and (1) 24 foot wide high visibility end unit. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 68% percent for the end units at 327 Hollows Pass and 321 Hollows Pass Richard Gross moved to approve the resolution for 321-327 Hollows Pass. Moved: Gross Seconded: Anderson Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 2. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan & Architectural Review Approval- Continued public hearing, draft resolution Nicholas Shirriah is an Engineer from Hudson Engineering & Consulting, P.C. representing the applicant. Mr. Shirriah stated that a case has been opened with Con Edison to relocate the utility pole and make the improvements to the right-of-way and the sidewalk. New plans were submitted to address the engineering comments related to the stormwater system, maintenance, and spill procedures for the cartridge system, which would collect and separate potential automotive oil or hydrocarbons from the drain inlet. Chris Camia solicited public and Village consultant comments. James Natarelli stated that although the applicant is deferring the design of the retaining wall for the building permit phase, the wall's style and geogrid must remain on the property. Mr. Shirriah stated that their office is not handling the retaining wall design. The applicant is retaining a structural engineer. 5 (10/16/25) �Richard Gross moved to close the public hearing. Moved: Gross Seconded: Anderson Vote 4-0 Mr. Camia asked David Smith to read the draft resolution. David Smith read the resolved clause and conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Anderson Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 3. Origins Collective, LLC, 178 Beekman Avenue, Proposes salon/café, Site Plan Site & Architectural Review Approval Ryan Andrews is the owner of Origins Collective, LLC. Mr. Andrews presented the revised architectural plans and described the items added to the floor plan. He presented the exterior elevation and stated that a fixed sign with a light fixture above is proposed instead of an awning. Chairman Camina asked Mr. Andrews to describe the proposed signage and light fixture. Mr. Andrews stated that the signage is proposed as a flat wood panel with white lettering and a black surround. The lighting will be a small downlight fixture above the sign. The street light fixture will be removed. Chairman Camia solicited comments from the public. There were no public comments. Chairman Camia solicited comments from the Board and the consultants. There were no comments from the Board. Ken Anderson moved to close the public hearing. Moved: Anderson Seconded: Schulz Vote 4-0 Chairman Camia asked David Smith to read the draft resolution. David Smith read the resolve clause and conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Anderson 6 (10/16/25) �Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 4. 72 Beekman Avenue, Proposed mixed-use building, Site Plan & Architectural Review Approval- Continued public hearing. Chairman Camia stated that the application is a continuation of the public hearing. Mark Blanchard stated that he received a survey from the owner of 74 Beekman Avenue. Both surveys show that the foundation of the 72 Beekman Avenue building is on the property line. The applicant proposes to remove the corner moldings that encroach on the 74 Beekman Avenue property. Revisions were made to the front façade. The applicant agrees to make the changes requested by the Building Department. Gabrielle Salman is the architect representing the applicant. Ms. Salman stated that the applicant proposed to install a retractable awning. Chairman Camia asked Ms. Salman to confirm that the retaining wall would be removed from the backyard. Mr. Blanchard stated that the applicant plans to dismantle the retaining wall and reconstruct a code-compliant wall. Gabrielle stated that they received the topographical survey for 72 Beekman Avenue this afternoon. James Natarelli described the outstanding engineering concerns related to stormwater management. Mr. Blanchard stated that the applicant is still working on completing the engineering plans. Chairman Camia solicited comments from the public. There were no public comments. Sean McCarthy stated that the scaffolding has been on Beekman Avenue for a long time. Mr. McCarthy suggested that if the Board is satisfied with the proposed changes to the front façade they he could allow the applicant to resume work and finish the front façade before winter begins. Chairman Camia stated he is satisfied with the proposed changes to the building’s front facade. He polled the Board members. Ken Anderson, Jay Schulz, and Richard Gross had no objections to the applicant proceeding with the work on the front façade. 7 (10/16/25) �The public hearing was continued to the November 20, 2025 meeting. 5. Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan & Architectural Review Approval- Continued public hearing Dan Sherman is the landscape architect representing the applicant. Mr. Sherman stated that the Zoning Board approved the application, including the two in-water benches at the ends of the pool. Arborist reports were received from the applicant and the Village arborist confirming the Linden Tree could be protected. Chairman Camia stated that the Board will not be acting on the application at this meeting. The Board agrees that the intent is to save the Linden Tree and to replace the stone wall while maintaining some of the existing material. Due to the work proposed in the Village right-of-way, the applicant should also provide a construction logistics plan. Jay Schulz asked if the benches would change the sight lines of the pool. Mr. Sherman stated that the pool's sight lines will not change. The benches will increase the pool's width at the ends by 18 inches. Chairman Camia solicited comments from the public and the Board. There were no comments from the public or the Board members. Chairman Camia continued the public hearing to the November 20, 2025 and directed David Smith to draft a resolution. 6. John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Public hearing John Mancebo stated that the suggestions from the October 9, 2025 Planning Board Work Session were incorporated in the site plan. Dipti Shah is the architect representing the applicant. Ms. Shah stated that drawings were submitted to show the number of trees surrounding the property and to detail the trees proposed for removal. Other changes include the extension of the existing driveway to meet the proposed garage, and to add (2) windows on the second floor. There was a discussion regarding the proposed tree removals. Nicholas Shirriah, an engineer with Hudson Engineering & Consulting, P.C., represents the applicant. Mr. Shirriah described the trees proposed for removal based on the construction plans and related stormwater management. Chairman Camia solicited comments from the public. 8 (10/16/25) �John Bogusz stated that he is the owner of 266 Harwood Avenue, and his house is directly east of the applicant's property. He questioned the regulations for the proposed guest house and how it would be monitored. Chairman Camia stated that the applicant is not permitted to rent the garage. He asked the applicant to describe the garage's size and footprint. Ms. Shah stated that the proposed garage is a two-car garage with a guest room and an office on the second floor. It will not be used as a guest cottage. Mr. Mancebo described the history of the previous owner’s application. He stated that the proposed application doesn’t require a variance, includes the removal of a nonconforming garage, and addresses the concerns of neighboring property owners. Chairman Camia solicited comments from the consultants. James Natarelli stated that he has concerns about the transitional grades of the narrow strip of land between the east side of the driveway and the neighboring property line. Mr. Shirriah described the proposed stormwater system and how runoff between the property lines would be collected on the applicants' property. Mr. Bogusz requested that more screening be considered on his side of the property. Mr. Mancebo stated that he is open to discussing adding more landscape screening. Mr. Shirriah stated that he will prepare spot grading along the east land strip for Mr. Natarelli to review. Chairman Camia continued the public hearing to the November 20, 2025 meeting and directed David Smith to prepare a draft resolution for the next meeting. 7. 188 Wyatt LLC, 188 Cortlandt Street, Amended Site Plan Approval -Discussion Mark Blanchard is an attorney from The Blanchard Law Group, LLC, representing the applicant. Mr. Blanchard stated that an HVAC company will be the commercial tenant using the office and the garage space. The company is using the garage to store a van overnight while using the office for administrative paperwork. Sean McCarthy stated that the commercial tenant is a permitted use for the garage and the office space. The property contains two commercial businesses on Cortlandt Street, one residential use above, and a third commercial use, in the detached garage. Mr. Blanchard stated that the applicant is requesting approval to remove the requirement for an oil-water separator in the garage, as it is not needed for the intended use. 9 (10/16/25) �Richard Gross moved to waive the public hearing requirement. Moved: Gross Seconded: Anderson Vote 4-0 Chairman Camia directed David Smith to draft a resolution for the November 20, 2025 meeting. 8. Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review approval- Preliminary presentation Mike Finelli is the architect representing the applicant, Pokahoe Riverview Manor, LLC. Mr. Finelli stated that the applicant is seeking approval to construct a single-family residence with a smaller scale and massing than previously approved by the Planning Board. He presented the renderings and described changes to the location, house square footage, façade materials, roof lines, and elevations. Ken Anderson asked why the applicant is proposing changes to the approved plan. Mr. Finelli stated that the applicant needed to scale down the construction costs due to medical and financial hardships. Gregory Caccioppoli is the engineer representing the applicant. Mr. Caccioppoli stated that the property slopes east to west towards the Hudson River. The proposed rear yard infiltration system is designed for a 100-year storm event and will capture and store all stormwater runoff, and overflow into a curtain drain if required. He described the retaining walls around the pool area. David Delardi is a Landscape Architect from Nature View Design Group. Mr. Delardi stated that the landscape plan includes native plantings. He described the trees proposed for removal, which trees would remain, and the proposed new landscaping. Mr. Shulz asked Mr. Delardi to show the location of the 38-diameter oak tree proposed for removal. Mr. Delardi stated that the Oak tree's health is declining at its location and poses a threat to the neighboring property owner. Some of the grading may also affect the tree's health. Mr. Shulz asked if the location of the stormwater retention system had changed. Mr. Caccioppoli stated that the retention system location remains the same. Cultec counts were adjusted based on the proposed impervious surfaces. There was a discussion between Mr. Finelli and the Board regarding the proposed gambrel roof lines and shed dormers. Sean McCarthy suggested matching the shed dormer roof slopes with the top gambrels. Mr. Finelli stated that he would discuss the roof line suggestions with the applicant. 10 (10/16/25) �Chairperson Camia directed staff to schedule a public hearing for the November 20, 2025 meeting. 9. Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singleFamily residence, Site Plan & Architectural Review Approval- Preliminary presentation Jonathan Merheb, an engineer with JMER Engineering, P.C., represents the applicant. Mr. Merheb stated that the application proposes to construct a four-bedroom, three-bathroom Colonial-style single-family residence on an existing 15,000-square-foot wooded lot between Devries Avenue and Merlin Avenue. The rear of the property abuts Devries Park. Mr. Merheb described the proposed façade materials and stated that a reverse-gable roofline is proposed to cover the front porch and the rear deck. Mr. Merheb described the proposed floor plans. He said that a curb cut is proposed to serve the two-car garage, with a stair leading from the driveway to the covered porch. The applicant proposes to keep the site wooded. Shrubbery is proposed on either side of the driveway. He presented photographs of the existing conditions from different views. The plan proposes keeping the existing grading and setting the house on the slope. The applicant will seek an area variance for the site coverage percentage over 20% Sean McCarthy stated that the applicant may not need a variance for the building coverage. Impervious surface site coverage is required for stormwater calculations. Building coverage calculations are based on roofed building structures. Mr. McCarthy suggested that the engineer check the calculations. Chairman Camia asked Mr. Merheb how stormwater would be managed on both sides of the property. Mr. Merheb stated that there are consistent slopes and stated that the proposed plan will improve. The drainage for the neighbors to the north. Sean McCarthy asked Mr. Merheb to confirm that the plan does not encroach on the 100-foot wetland buffer. He suggested that the garage slab does not have to be at the same level as the basement. Mr. Shulz asked Mr. Merheb why the house is proposed on the south side of the property. Mr. Merheb stated that the neighboring houses are sited on the southern setbacks. The intent is to keep a consistent distance between the neighboring houses while maintaining the 10-foot sideyard setbacks. Chairperson Camia suggested considering improvements to the façade above the garage. Chairperson Camia directed staff to schedule a public hearing for the November 20, 2025 meeting. 11 (10/16/25) �10. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riversfront Development Phase III Waterfront Open Space, Site Plan & Wetlands Watercourse Permit approvalDiscussion Peter Chavkin Biddle is the Managing Partner of Biddle Real Estate Ventures. He offered to present the entire park plan or to detail the changes made since the last presentation. Richard Gross requested that Mr. Chavkin describe the changes made since the October 9, 2025 Work Session. Mr. Chavkin described the pathways that were reoriented to provide access to the boathouse plaza and the water access area. He described the plans and functions of the two boathouse buildings and stated that pergolas were added in place of a single roof structure. A double-sided hearth and wood fireplace at the end of the building was designed per the Board of Trustees' request. The Board members discussed their desire for a gas-fueled fireplace. Mr. Chavkin stated that he would use the fuel source as directed by the Planning Board and agreed to by the Board of Trustees. There was a discussion regarding the proposed green spaces and whether the proposed Palisades Park ground and shrub coverings were more appropriate than lawn areas for providing visual interest without affecting sight lines to the boathouse structures and the Hudson River. There was a discussion regarding the size of the proposed two-function splash pad and ice skating rink. Precedent images were presented to installations comparable to them. David Smith stated that portions of the North Buffer could be flooded to provide a more usable skating area. Ken Anderson stated that Benjamin Nieslen submitted concerns regarding the kayak launch, flooding, and erosion. Chairman Camia stated that the Board is reviewing the functionality, safety, and durability of the kayak launch material, and whether it should remain a steel sheet bulkhead or be timberconstruction. Mr. Chavkin suggested setting up a call with their Race Marine Engineers and selected board members to discuss the options and agree on what should be included on the site plan. Mr. Anderson asked whether they have considered adding additional kayak storage racks at the laydown area by the buildings. Mr. Chavkin stated that the proposed concrete pad area could be used for kayak storage racks if the Village decided it was needed. 12 (10/16/25) �Chairman Camia asked whether additional seating could be added at the concrete pad area for pedestrian use other than a kayak laydown. Mr. Chavkin stated that the concrete seat wall may serve as a bench, or they could add seating on the pad. He described the other areas where seating is proposed. Mr. Schulz asked Mr. Chavkin to describe the paved pathways. Mr. Chavkin stated that the primary pathways would be constructed using hex pavers, specialty pavers would be used in the plaza areas, and the secondary pathways would be constructed of stonedust and decomposed granite. Mr. McCarthy asked Mr. Chavkin to describe the changes proposed to the colonnade art piece. Mr. Chavkin stated that the proposed plans call for removing half of the columns. The columns will frame the pathways and be spread out throughout the park. The plan is to clean up the existing weathered steel and not to paint or powder coat it. Mr. McCarthy suggested scheduling a pre-demolition walkthrough to determine which columns would be removed and tag them, and to confirm the spacing between the remaining ones. There was a discussion of the potential for erosion at the beach and boatohouse areas during a 100-year storm event, and the intended functions of the North Meadow. Chairman Camia directed staff to schedule a public hearing for the November 20, 2025 meeting. 11. Approval of minutes, September 11, 2025 and September 18, 2025 Ken Anderson moved to approve the minutes from the September 11, 2025 and September 18, 2025 meetings. Moved: Anderson Seconded: Schulz Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 Richard Gross moved to adjourn the meeting at 10:00 PM. Moved: Gross Seconded: Anderson Vote 4-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 13 (10/16/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-10-16 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/722be4bcd7da7f24bb92d297445f0caa.pdf e5fb3422b7c7be0aff0ba3b4e51c8a27 PDF Text Text ��� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-11-20_188 Cortlandt Street Approved resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/be8725e90dfd890f50683ee547b08c90.pdf 4fbb1408017a4327e1243c311441fcca PDF Text Text ���� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-11-20_278 Harwood Avenue approved resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/2db91103a139a1a3d0af436e8de637a7.pdf a1063f48ca6be7f12b1ef4aacc31232d PDF Text Text Village of Sleepy Hollow Planning Board Minutes November 13, 2025 Chairperson Krakauer called the work session to order at 7:00 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Benjamin Nielsen Chris Camia Jay Schulz Ken Anderson Richard Gross Also Present: James Natarelli, Village Engineer David Smith, Village Planner Sean E. McCarthy, Building Inspector Nathalie Burke- McCarthy Fingar LLP Absent: Joshua Subin, Village Attorney Pamela Kroll, Secretary to the Planning Board Agenda: 1) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block M Proposed mixed-use building, Site Plan & Architectural Review ApprovalPreliminary Presentation 2) Francesco Alesci/FBS Contracting, 135 Beekman Avenue, Proposed six-unit apartment building, Site Plan & Architectural Review Approval- Preliminary Presentation 1. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block M, Proposed mixed-use building, Site Plan & Architectural Review Approval Guy Mazzola is a managing member of Sun Homes representing Lighthouse Landing Communities LLC. Mr. Mazzola stated that he and associates from ODA Architecture will be presenting the preliminary designs for the Block M condominium building. Dongyoung Kim is an Operations Manager for ODA Architecture. Mr. Kim provided the history of the design firm and presented examples of the projects that they have completed. Razvan Voroneanu is a Project Director of ODA Architecture. Mr. Voroneanu stated that The Block M building is proposed as a six-story condominium building, approximately 250,000 square feet, with 88-96 residential units, amenities, retail, and parking. He presented preliminary plans and stated that the building would be terraced and include an entrance from Lighthouse Landing leading to the amenities, the center courtyard green space, and a proposed water feature 1 (11/13/25) �that would be visible from the public spaces and the park. The plan proposes 8-foot setbacks on three sides of the building and up to the property line along Westward Drive. Due to zoning constraints for setbacks, height limitations, and flood elevations, the proposed building would require a variance to be 68 feet high, where the maximum permitted height is 65 feet. Rooftop shade structures and outdoor seating, both covered and uncovered, are being considered. Mr. Mazzola described the proposed building height and elevations, based on the anticipated FEMA flood elevation requirements, which necessitate a height variance request. Mr. Mazzola stated that they are working on concepts for the façade design. There was a discussion regarding the terms of the Special Permit approval as they relate to the percentage of owner-occupied versus rental residential residences and commercial space. Mr. Mazzola stated that 5,000 to 5,800 square feet is proposed as restaurant and retail space. Chris Camia stated that the proposed 68-foot building height is a self-created zoning issue for 2 feet and that rooftop shade structures and mechanical equipment will add to the building's height appearance across six stories. Chairperson Krakauer requested that the applicant work to eliminate the increased height request and to submit plans that illustrate the proposed shade structures or pergolas and the programming of the retail spaces. Benjamin Nielsen stated that the setback and height restrictions from the Hudson River are important in maintaining the feel of public space. He suggested adding setbacks for the rooftop terraces. Mr. Nielsen asked Sean McCarthy if shade structures and mechanicals are included in the height constraints. Sean McCarthy stated that shade structures are not permitted to exceed the maximum building height. Stair and elevator towers, mechanicals and utilities are not considered as part of the building height and may not exceed 10% of the roof area below. Pergolas must be below the maximum building height. Mr. Mazzola acknowledged that the additional 2-foot building height and the height of any shade structures above 65 feet would require variance approval. They will look into stepping back the terraces. Jay Schulz stated that the building height and massing viewed from the street are a concern, especially when mechanical equipment, stair and elevator bulkheads add to the permitted height. Mr. Camia requested that the Lighthouse Landing street façade views be considered in the designs and that height creep be avoided. Mr. Voroneanu said they are working to reduce the elevator bulkheads and the placement of mechanical equipment. Mr. Nielsen asked how the private rooftop terraces would be accessed. 2 (11/13/25) �Mr. Voronieanu stated that separate elevators would be used to access the private terraces. The terraces would not be accessible from the individual units. Mr. Nielsen suggested creating private courtyard spaces instead of private terraces. Mr. Voroneanu stated that they plan for shared terrace space and smaller private terraces on the wings of the building. Mr. Schulz asked Mr. Voroniauni for the estimated square footage of the restaurant. Mr. Mazzola stated that they are still determining whether the 5,800 square feet will include both restaurant and retail space, based on the final residential unit count. Mr. Voroneanu estimated the restaurant to be 4,000 square feet, with outdoor seating. David Smith asked the applicant to describe the building's relationship to the waterfront park and whether there will be access to the restaurant from the park side or accommodations for food services. Chairperson Krakauer suggested that the outdoor seating area should incorporate shading options. Mr. Schulz asked where restaurant parking would be provided. Mr. Mazzola stated that the parking garage would be strictly for the condominium residents. There are 29 or 39 street parking spaces designated for commercial use. All assigned parking for the condos will be accommodated in the garage. Ken Anderson stated that he is more concerned about the elevations of the six-story building from the interior side of Lighthouse Landing versus the river. Mr. Nielsen suggested having the retail space on the corner of the building. James Natarelli stated that the Special Permit sanitary sewer approvals were based on specific bedroom counts and the square footage of retail spaces. Mr. Mazzola stated that the Special Permit approved 96 homes and 6,700 or 7,600 square feet of retail space. The proposed plan will be under the approved calculations for the sanitary sewer. Chairperson Krakauer requested that the applicant consider designs that reduce the building height and reposition roof structures. 3 (11/13/25) �2. Francesco Alesci, FBS Contracting, Proposed six-unit apartment building, Site Plan & Architectural Review Approval- Preliminary Presentation Luigi Landi stated that he is the Project Designer representing the applicant. Mr. Landi stated that the original approval included the construction of a 14-unit apartment building. The new plan proposes preserving the existing two-and-a-half-story, 4-unit building and constructing a three-story building with 6 apartments at the rear of the property, while keeping the same curb cut and entrance. The plan includes the creation of a 19-space parking lot between the two buildings. Salvator Alesci requested the Board's feedback. Chairperson Krakauer stated that, since most of the Board is new, they are treating the plan as a new application. She asked Mr. Landi to describe the proposed changes to impervious surface. Mr. Landi stated that there would be a slight increase in impervious surface for the parking area. The stormwater mitigation design would manage the impervious surfaces. Chairperson Krakauer asked how many parking spots are currently available or being used by neighboring property owners. Mr. Alesci stated that the current tenants have 2 parking spots per apartment and use 8 in total, while 12 or 13 spots are available. He proposes removing the two empty garages because one is in poor condition and the other is used for storage. Benjamin Nielsen asked whether the applicant considered constructing two buildings similar in size to the existing building. Mr. Alesci stated that the construction costs for three buildings would be much higher, and it would be more difficult to meet the setback requirements. Mr. Alesci stated that he would prefer to keep the proposed size and floor area. The property is four feet lower in elevation than Kendall Avenue, and the condominiums on Andrews Lane are the same height as those they are proposing. He would consider scaling the roof line down and open to comments on how the building should look. Mr. Landi stated that having a parking area in the middle of the lot would be concealed from street view and would provide easily accessible parking spaces. The Board discussed aerial views of the existing homes along Beekman Avenue, Kendall Avenue, and Andrews Lane in relation to the proposed building massing. Mr. Alesci stated that massing has significantly reduced since the original design approval. David Smith stated that the plan proposes to preserve the visual street frontage on Beekman Avenue by keeping the existing house and constructing a building that would be less intrusive in the back of the property. The property is unusual because it is zoned in the C-2 district but abuts the residential zone. 4 (11/13/25) �Chairperson Krakauer suggested finding a way to make the building better fit the site and the neighboring residential properties. Ken Anderson requested that the applicant provide satellite views that include the new condominiums, so that they can review the proposed building in a better context and perceive how it would look. Mr. Nielsen suggested that they evaluate whether paving and drive aisles are required and whether more green space could be added. There was a discussion between the Board and the applicant about how to incorporate more green space without reducing the number of parking spaces. Mr. Alesci asked if the Board agrees to moving forward with the design for one building. He will determine the available options to scale down the roof lines, reduce the massing, and add more screen space. Chairperson Krakauer asked if underground parking was considered. Mr. Alesci stated that the costs for underground parking are too expensive for the size of the building. Richard Gross stated that he is in favor of keeping the outdoor parking area and agrees with the proposed building's design at the back of the lot. James Natarelli stated that the previously approved stormwater design worked with the site. He will wait for the site to be more established before submitting comments on the new design. Chairperson Krakauer asked whether there were any pending variance requests. Mr. Landi stated that the current proposal complies with the zoning requirements. Sean McCarthy stated that the positioning of the building, parking spaces, coverage and setbacks would determine if variances are required. Since there would be two principal buildings on one parcel, the Board could provide a positive referral for variances that would allow for a better site plan design. Chairperson Krakauer requested that the applicant review the plan to determine whether they can reduce the amount of impervious surface and the building massing while maintaining the proposed unit count. Mr. Anderson requested better rendering and elevation views and asked whether the parking area could incorporate more interest and green space. Mr. Anderson stated that he approves moving forward with the one building. 5 (11/13/25) �Chris Camia stated that he approves the applicant moving forward with the one building with improvements to the massing without creating the need for variances. Benjamin Nielsen stated that he is open to the approval for the one building with massing improvements. Mr. Alesci stated that he will look into changes to the building massing that would allow for more green space without sacrificing on-site parking. Chairperson Krakauer adjourned the work session at 8:30 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 6 (11/13/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-11-13_ Approved Work Session Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/4c30da4680c14748c25b32975a66548b.pdf 359616bb7d9b5a9ac8ab4372907b3d39 PDF Text Text Village of Sleepy Hollow Planning Board Minutes November 20, 2025 Chairperson Krakauer called the meeting to order at 7:00 PM. Chairperson Krakauer reviewed the agenda. Present: Lindsay Krakauer, Chairperson Chris Camia Jay Schulz Ken Anderson Richard Gross Benjamin Nielsen Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer David Smith, Village Planner Sean E. McCarthy, Building Inspector Absent: Pamela Kroll, Secretary to the Planning Board Agenda: 1) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Draft resolution 2) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Continued public hearing, Draft resolution 3) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan ApprovalContinued public hearing, Draft resolution 4) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Continued public hearing 5) Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review Approval- Public hearing 6) Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singlefamily residence, Site Plan & Architectural Review Approval- Public hearing 7) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Permit Approval- Public hearing 8) KWD Realty LLC, 309-315 North Broadway, Proposed 4 story self-storage facility, Site Plan & Architectural Review Approval -Discussion 1 (11/20/25) �9) Phelps Hospital/Northwell Health, 1 Phelps Lane, Nurses Residential Building, Proposed change of use- Site Plan & Architectural Review Approval - Preliminary Presentation 10) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Palisades Blvd., Block Q -material storage, Site Plan Approval – Preliminary Presentation 11) Approval of minutes, October 9, 2025, October 16, 2025 1. 188 Wyatt LLC, 188 Cortlandt Street, Amended Site Plan Approval -Discussion Chairperson Krakauer asked David Smith to read the draft resolution. David Smith read the resolved clause and conditions of the draft resolution. Richard Gross moved to the approve the resolution. Moved: Gross Seconded: Camia Chairperson Krakauer, yes Chris Camia - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Benjamin Nielsen- yes Vote 6-0 2. John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Continued public hearing, Draft resolution Benjamin Nielsen moved to open the public hearing. Moved: Gross Seconded: Schulz Vote 6-0 Chairperson Krakauer solicited comments from the public. There were no public comments. Dipti Shah, the architect representing the applicant, stated that no changes have been made to the architectural drawings. James Natarelli stated that there are no outstanding engineering concerns. David Smith read the resolved clauses and conditions of the draft resolution. Richard Gross moved to close the public hearing and approve the resolution. Moved: Gross Seconded: Nielsen Chairperson Krakauer- yes 2 (11/20/25) �Chris Camia - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Benjamin Nielsen- yes Vote 6-0 3. Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan & Architectural Review Approval- Continued public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Schulz Vote 6-0 Chairperson Krakauer asked Mr. Sherman if the use of the pool has changed since the original application. Mr. Sherman stated that incorporating part of the pool into a hot tub would not change the pool's footprint or the location of the equipment proposed in the basement. Chairperson Krakauer stated that the Board has reviewed the application with respect to noise and street visibility. She asked Mr. Sherman how much of the pool would be utilized for lap swimming when considering the stairs. Mr. Sherman stated that the lap pool area would be 30 feet in length. The planting area is three feet wide and would provide enough room for the proposed plantings. Devin Bandelli stated that they propose eliminating the stairs and using the benches to step into the pool. The Board held a discussion with the applicant and design professionals regarding the width of the planting area, whether the plantings would provide adequate screening of the pool, and whether the plantings are salt-tolerant. James Natarelli discussed the open engineering comments with the applicants’ engineer, Brian Hildenbrand, related to the stormwater retention designs and elevations. Chairperson Krakauer asked Sean McCarthy if the Zoning Board of Appeals had approved the current use of the pool. Sean McCarthy stated that the Zoning Board approval did not include the spa. The Board requested that the applicant increase the size of the planting area, address the stormwater management concerns, and revise and coordinate the site plan, landscape plan, and engineering plans to correctly identify what is being proposed. Chairperson Krakauer solicited comments from the public. 3 (11/20/25) �There were no public comments. Devin Bandelli asked whether the Board would allow them to install the fencing before the pool's approval. The Board was not opposed to the proposed fence design and installation locations. Mr. McCarthy requested that the applicant identify the scope of work fencing they would like to complete, excluding the area where the wall replacement is proposed. Richard Gross asked Mr. McCarthy if the footing for the stone wall would be installed under the public right-of-way. Mr. McCarthy stated that the current wall extends into the right-of-way. The bulk of the footing would be on the back side of the wall. Chairperson Krakauer directed David Smith to draft a resolution. Richard Gross moved to continue the public hearing to the December 18, 2025 meeting. Moved: Gross Seconded: Anderson Vote 6-0 4. 72 Beekman Avenue, Proposed mixed-use building, Site Plan & Architectural Review Approval- Continued public hearing. Benjamin Nieslen moved to open the public hearing. Moved: Nielsen Seconded: Camia Vote 6-0 Gabrielle Salman, the architect representing the applicant, described the proposed plans for new stormwater chambers in connection with the existing drywells and the inability to comply with the 100-year requirements. She described the proposed changes to the wall construction and location. James Natarelli described the outstanding concerns related to the stormwater design and the retention of groundwater at the proposed wall. Chairperson Krakauer solicited comments from the public. Ronald Steinvurzel is an attorney from Steinvurzel & Levy Law Group representing the owner of 74 Beekman Avenue. He described the property owners' concerns regarding the foundation, footings, curb cuts, drainage, and damage to the 74 Beekman Avenue building. Mr. Steinvurzel stated that he will be submitting comments and engineering evaluations in the upcoming week. Joshua Subin stated that the Planning Board is reviewing whether the construction of the 72 Beekman building complies with the site constraints. Although the Board may include conditions of approval, damages to 74 Beekman Avenue are civil matters between the property owners. 4 (11/20/25) �Richard Gross moved to continue the public hearing to the December 18, 2025 meeting. Moved: Gross Seconded: Camia Vote 6-0 5. Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence Site Plan & Architectural Review Approval- Public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Anderson Vote 6-0 Michael Finelli is the architect representing Ronald Pohl, the applicant. Mr. Finelli stated that the proposed house is 4,037 square feet, with increased side-yard setbacks and reduced height and roof designs. Mr. Finelli summarized the proposed changes to the master bedroom windows, the front porch, and the entrance door. Chairperson Krakauer asked the applicant to confirm the proposed tree removals. Ronald Pohl stated that the plan includes removing the oak tree near the proposed horseshoe patio and that he intends to preserve the oak tree on the side of the property. David Delardi is the landscape architect for the project. He described the proposed landscape plan and indicated the oak tree they intend to remove and the oak tree they intend to save. Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer directed David Smith to prepare a draft resolution for the next meeting. Mr. Finelli stated that the adjacent neighbors submitted letters in favor of the design. Chairperson Krakauer stated that the Board has received the correspondence from the neighboring property owners ( See Exhibits #s 1 & 2) Mr. Pohl asked whether the Board would allow alternative options for the southeast corner of the basement, pending potential rock-removal costs. Sean McCarthy stated that any change to an approved plan would require the applicant to submit an amended site plan application. He encouraged the applicant to finalize the plan details before the next meeting. The Board suggested providing plans that detail the alternatives. Richard Gross moved to continue the public hearing to the December 18, 2025 meeting. Moved: Gross Seconded: Schulz Vote 6-0 5 (11/20/25) �6. Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singleFamily residence, Site Plan & Architectural Review Approval- Public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Nielsen Vote 5-0 Jonathan Merheb is the engineer representing the applicant. Mr. Merheb stated that the changes include adding an awning over the garage and eliminating the door from the master bedroom to the deck. Mr. Merheb stated that he is working to resolve engineering concerns related to site grading, retaining walls, and bringing the basement underground. The applicant has agreed to add a walkway from the front of the house to the street and to add a platform and stairway to provide access from the rear deck to the yard. He plans to move the house back two feet so the garage awning will not require a variance while keeping the trench drain from pitching back into the garage. Benjamin Nieslen requested that Mr. Merheb eliminate the inverse driveway slope design to avoid basement flooding. He requested that the grading be revised to be consistent with the neighboring properties and that the proposed excavation be evaluated to determine whether it will harm the trees' health. Mr. Merheb stated that the applicant proposed to keep as many trees as possible. He will submit an arborist report evaluating whether trees need to be removed for construction. He will revisit the grading plan to improve the flow between the properties to the north and south, and the driveway drainage. Chris Camia stated that there are opportunities to improve the architectural features, and he agrees with the request for an overlay of the tree plan. There was a discussion regarding the proposed setbacks and the house's siting relative to the adjacent neighbors. Mr. Nielsen requested that Mr. Merheb submit a photographic survey of the neighboring homes and consider improving the proposed house's architectural style. Chairperson Krakauer solicited comments from the public. Janice Landrum stated that she lives in the house to the north, expressed concerns regarding grading and drainage, and requested that the applicant remove the Honey Locust tree located 36 feet along the property line. 6 (11/20/25) �Kristy Farbman stated that she lives across the street. Ms. Farbman stated that she submitted written comments. She summarized her concerns regarding the effects construction would have on the trees, wildlife, debris, emissions, and noise. Patricia Juarez stated that she lives at 476 Munroe Avenue. She is concerned about the construction-related traffic and work-related noise. Mr. Merheb stated that the applicant is open to addressing tree-related concerns and that the stormwater system has been designed for a 100-year storm event. Chairperson Krakuer stated that the Board received the written comments. (See attached Exhibit #s 3 and 4) Chairperson Krakauer asked Sean McCarthy to describe the permitted working hours. Sean McCarthy stated that construction noise is permitted Monday through Friday from 8:00 AM to 7:00 PM and from 9:00 AM to 6:00 PM on Saturdays. Construction noise is prohibited on Sundays. Robert Landrum stated that eleven hours of construction work is unacceptable. Richard Gross stated that the Board of Trustees manages the Village Code. Mr. Nieslen stated that the property is adjacent to the Pocantico River and asked David Smith if there are additional waterway buffers to consider. David Smith stated that he doesn’t believe there are wetland buffer issues, but he would check the DEC website for any special concerns. Richard Gross moved to continue the public hearing at the December 18, 2025 meeting. Moved: Gross Seconded: Anderson Vote 6-0 7. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riversfront Development Phase III Waterfront Open Space, Site Plan & Wetlands Watercourse Permit approvalPublic hearing Lanie McKinnon is a Senior Associate with Nelson Byrd Woltz Landscape Architects. Summarized the site plan and different sections proposed for the Palisades Park design, including pathways, furnishings, landscaping, and kayak access. Matthew Martiniqua is an architect with Appel Design Group Architects. Mr. Martinque stated that he described the progression and the proposed changes to the boathouse. 7 (11/20/25) �Benjamin Nieslen asked Mr. Martinqua to describe how the indoor space will transition to the outdoor space, what the occupancy capacity is, and whether there is a roof overhang on the riverside. Mr. Martinqua stated that tilt-up garage doors are proposed, and that the 1,200 square feet would accommodate 90 people. There is no overhang on the riverside. Chairperson Krakauer asked how they plan to heat and cool the community rooms and restrooms. Mr. Martinqua stated that mini-split systems are planned for heating and cooling. There was a discussion regarding the proposed bathrooms, boathouse, splash pad/skating rink, connection points from Kingsland Point Park, pathways, signage, bicycle accessibility, drainage and the kayak launch. Benjamin Nielsen suggested that the applicant attend the December 11, 2025 work session for further discussion. Chairperson Krakauer solicited comments from the public. Ted Lai stated that he lives at 102 Legend Drive. Mr. Lai provided reasons for his objection to the proposed splash pad/skating rink as they related to use, cost, environmental impact, maintenance costs, health risks, and regional attraction. Chairperson Krakauer stated that the Board received several written comments. ( See attached Exhibit #s 5 -10) Benjamin Nieslen suggested that the applicant’s team come to the December 11, 2025 work session. Richard Gross moved to continue the public hearing at the December 18, 2025 meeting. Moved: Gross Seconded: Nielsen Vote 6-0 8. KWD Realty LLC, 309-315 North Broadway, Proposed 4 story self-storage facility Site Plan & Architectural Review Approval - Discussion Chairperson Krakauer stated that the discussion has been postponed to the next meeting. 9. Phelps Hospital/ Northwell Health, 1 Phelps Lane, Nurses Residential Building, Proposed change of use, Site Plan & Architectural Review Approval -Preliminary Presentation Jefferey Meade is the Facilities Manager for Northwel Health. Mr. Meade provided a history of the site and when the first floor was converted into office space for the Phelps employees. 8 (11/20/25) �Javier Taborga of C&T Design Build, LLC, described the proposed changes to create additional exits and ADA-accessible bathrooms and entrances. There was a discussion related to how the additional impervious surfaces may affect drainage. James Natarelli described his concerns. The Board was in favor of waiving the public hearing requirement, pending the applicant’s response to engineering concerns. The Board directed David Smith to draft a resolution. 10. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development Palisades Blvd., Block Q material storage Site Plan Approval- Preliminary Presentation Peter Chavkin stated that the amendment to the filling and operations permit requests the delivery and storage of 11,000 cubic yards of processed fill used for under sidewalks and building pads. Mr. Chavkin stated that the project will take 3 to 4 weeks to complete. Mark Gratz is an engineer from DTS Provident Design LLP. He described the previous DEC approvals and explained how dust control would be monitored and managed. Chairperson Krakauer asked Sean McCarthy how the Board should proceed with the logistics of trip size, weight, and frequency, and how routes would be managed. Sean McCarthy stated that the Planning Board sets the parameters for approval. The Building Department would enforce the approved conditions. David Smith stated that the conditions from the East Parcel approvals regarding the school schedule could be incorporated. There was a discussion about the videos that examine the impact trucks may have on the sanitary sewer lines. Chairperson Krakauer stated that the Board is open to waiving the public hearing requirement pending the applicant’s response to the Building Department concerns. She directed David Smith to draft a resolution for review at the December 18, 2025 meeting. 11. Approval of minutes, October 9, 2025, October 16, 2025 Ken Anderson moved to approve the minutes from the October 9, 2025, and October 16, 2025, meetings. Moved: Anderson Seconded: Gross Chairperson Krakauer - yes Chris Camia - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Benjamin Nielsen- yes 9 (11/20/25) �Vote 6-0 Richard Gross moved to adjourn the meeting at 10:36 PM. Moved: Gross Seconded: Nielsen Vote 6-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 10 (11/20/25) �Exhibit #1 From: To: Subject: Date: Ryan Demler Pamela Kroll Support for Plans at 17 Pokahoe Drive Wednesday, November 5, 2025 7:08:57 PM Hi Pam, This is Ryan Demler at 19 Pokahoe Drive. I wanted to reach out regarding the latest plans that Ron Pohl shared with us for 17 Pokahoe. My wife and I reviewed the materials and were pleased with what we saw. From our perspective, the design looks like a good fit for the neighborhood. Assuming everything complies with code, we believe this version would be a positive addition to our community. Please note that, as direct neighbors, we support the proposed plans and appreciate being kept informed throughout the process. Thank you for your time and consideration. Warm regards, Ryan Demler 19 Pokahoe Drive 646-425-8837 �Exhibit #2 From: To: Subject: Date: Attachments: Pamela Kroll Pamela Kroll 17 Pokahoe Drive Behren 11-13-25 Monday, November 17, 2025 8:00:52 AM image001.png From: Behren, Roy Sent: Thursday, November 13, 2025 Subject: 17 Pokahoe Drive Design Plans Hello Ms. Kroll and the board, I and my wife Joan reside at 15 Pokahoe drive, next to the proposed construction at #17. Joanie and I would like to transmit our support and lack of objection to Mr. Pohl’s proposed construction plans for his house at 17 Pokahoe Drive. We think he was responsive to the constructive comments registered by the board and the neighbors regarding his prior plan submitted a year or so ago. The current design should be a welcome addition to the neighborhood! Please feel free to reach out if you have any questions or would like any further commentary. Regards, Roy and Joanie Behren ROY D. BEHREN Co-President and CIO 100 Summit Lake Drive 914•741•5600 • Valhalla, New York 10595 P Please consider the environment before printing this e-mail PROPRIETARY AND CONFIDENTIAL: This communication, including attachments, is intended only for the exclusive use of addressee and may contain proprietary, confidential and/or privileged information. If you are not the intended recipient, you are hereby notified that you have received this document in error, and any use, review, copying, disclosure, dissemination or distribution is strictly prohibited. If you are not the intended recipient, please notify the sender immediately by return e-mail, delete this communication and destroy any and all copies of this communication. �Exhibit #3 From: R E F Sent: Thursday, November 20, 2025 5:17 PM To: Sean McCarthy <smccarthy@sleepyhollowny.gov> Cc: ICE Kristy ; R E F Subject: Planning Meeting Hi Sean, I plan on attending this evening but do have to coach my basketball team at 8pm. Just in case I'm Not able to discuss our concerns I am outlining here. Concerns & Requests: Conditions on approvals to mitigate potential negative effects on our property. *We have not seen the effect of the trees being knocked down and how that will impact light on our property. We are also concerned with other trees that may not be knocked down and what will be done to ensure safety to our property should the impact of the removal change the stability of what is surrounding.   Pre construction surveys and restoration previsions along with a commitment to restore any damage post construction. Mitigation Plans to address specific on site and off site impacts, such as water runoff, erosion, sedimentation and potential flooding. *Through the biggest storms we have never had water enter through our garage or basement. We want to be sure that is addressed in the testing phase. We have many items that would have to be moved should that change without notice. Environmental Impact to address noise, pollution, traffic and effect on the local ecosystem and natural features. *Since they dug two weeks ago, we have seen an increase in dangerous wildlife. What are the measures being taken to prevent dangerous impacts stemming from uncovering burrowed nests of vermin? We are wondering why any digging or testing was conducted without first addressing that? �*Very Important. Our garage is directly across from the construction zone. During the few days of testing we had cars parked and blocking our normal routines of pulling in and out of our driveway, and our son's ability to practice basketball. We also have a dog that spends time in our yard and are concerned about the emissions and what potentially that can mean. We also walk her and are concerned about debris from future work left behind. We have not seen signage that the site is OSHA compliant and with our son and other kids playing on the street by our house we need to know that all compliance is in order. My wife works for corporate America from home 3-4 days a week on meetings and needs to maintain connectivity so will need to be sure that provisions are in place for power and internet if disrupted. She also will need to be able to maintain reasonable professional standards during calls with coworkers, managers and others. There are days that she presents from home so a schedule of work should be worked out with that in mind. Ultimately we are concerned with activity that may interfere with the enjoyment and use of our property. This includes but is not limited to; Noise pollution, odors, other environmental pollutants and physical hazards or obstructions. We would like to request that the new property owner insure and indemnify us for damages and claims arising from their work. As well we would like to be put on their insurance as additionally insured to cover anything should it arise. Also should the construction require access on our property we would like to be made aware of that prior to construction so a comprehensive plan and agreement for any impacts it will have on our time and our property. I think that is it for this round.   Be Well, Ross & Kristy "Set a goal so big that you can't achieve it until you grow into the person who can." -- Zig Ziglar �Exhibit #4 RECEIVED Janice and Robert Landrum 469 ½ Munroe Avenue Sleepy Hollow, NY d10591 NOV 2 0 2025 BUILDING DEPT: VILLAGE OF SLEEPY HOLLOW Chairperson Krakauer c/o Village of Sleepy Hollow Dept. of Architecture, Land Use Development Buildings and Building Compliance 28 Beekman Ave. Sleepy Hollow, NY 10591 Dear Mr. Krakauer, We live directly next to 467 ½ Munroe Avenue, which has submitted plans for development of a home. We have two concerns about the plan: trees and drainage. 1. There is a honey locust tree, in poor condition, almost on the common property line approximately 36 feet back from Munroe Avenue. History of splitting and dropping branches. The trunk is split now, and half of tree appears dead. Tree dropped a branch on a car of ours, nearly totaled it. Please take it down. This serves as notice that failure to tend to this tree is negligence, and whatever damage it causes to our property is the property owner's liability. 2. We want advance notice of any tree and grading work to be done, so that we can secure any of our property possibly affected. Our driveway, cars and home are very close to the areas which will be under removal, pruning, grading and construction. 3. We have never had flooding in our yard or home. But the lot to be developed is higher than ours by several feet, and currently heavily wooded. With trees removed and grading, and a roof deflecting water rather than absorbing, there needs to be an effective drainage plan. Gutter and drainage system away from our property? ' i"Ji/ anice and Robert Landrum �Exhibit #5 From: Daniel Convissor Sent: Wednesday, November 12, 2025 7:53 AM To: Sean McCarthy <smccarthy@sleepyhollowny.gov>; Trustees <trustees@sleepyhollowny.gov> Subject: Edge on Hudson waterfront park Dear Planning Board Members, Mayor, and Trustees: The Planning Board has a hearing before them regarding Edge-on-Hudson's designs for the northern part of the waterfront park. The paths around "The Cove" (at the north end, connecting to Kingsland Point Park) are 6 feet wide (Sheet SP-1.00, PDF page 27). The other parts are 10 feet wide. Riverwalk is a major route for walking and cycling, with high volumes of people. Guidelines say paths with these conditions should be at least 12 feet wide. Ideally, there would be separate paths for walking and cycling. Sincerely, --Dan �Exhibit #6 From: To: Cc: Subject: Date: Alec Miller Sean McCarthy; samantha miller Pamela Kroll One Kingsland Riverwalk Phase 3 concerns Sunday, November 16, 2025 8:35:54 AM Dear Mr. McCarthy and the planning committee: We are local residents and we have purchased a home on 355 Hollows Pass, Sleepy Hollow as part of One Kingsland. We understand there are plans to put in a splash park, an ice skating rink, a fire pit, along with a bathroom along the Riverwalk. We are strongly opposed to this plan as we prefer to have that portion of the park resemble the beautiful design of the lower portion of the park, which is walkways and benches and beautiful landscaping. We are very concerned about creating any reason for people to congregate for hours, day and night--instead of having transient walkers like ourselves who keep moving through the park. Additionally maintaining such structures that require ongoing maintenance, cleaning, and security, is an unnecessary expense with low reward and high risk. We understand in Feb 2023, at a town hearing, the expert discouraged building an ice rink or any structure that would cause people to congregate at the base of a residential property for the aforementioned reasons. Our family and our neighbors much prefer to have a quieter and safer Riverwalk for all parties to enjoy year round, encouraging people to walk through the park, rest on a bench, and take in the beautiful sights and sounds of the Hudson. Thank you for your strong consideration of our request. Sincerely, Alec L. Miller and Samantha L. Miller Secured by Paubox - HITRUST certified �Exhibit #7 Westchester County Planning Board Referral Review Pursuant to Section 239 L, M and N of the General Municipal Law and Section 277.61 of the County Administrative Code Kenneth W. Jenkins Westchester County Executive November 18, 2025 Sean McCarthy, Village Architect Village of Sleepy Hollow 28 Beekman Avenue Sleepy Hollow, NY 10591 County Planning Board Referral File SLH 25-003 – Waterfront Open Space Phase Two Edge-on-Hudson – Hollows Pass Site Plan Approval Dear Mr. McCarthy: The Westchester County Planning Board has received a site plan (revised October 2, 2025) and related materials for a proposed application regarding Phase Two of the waterfront open space within the ongoing Edge-on-Hudson development. This phase would construct a portion of a new waterfront park between the banks of the Hudson River and Hollows Pass, south of Kingsland Point Park (SBL 115.10-1-1.5). The site currently hosts the Sleepy Hollow Lighthouse and connecting bridge, which would remain, as well as a portion of the Westchester Riverwalk, which would be replaced through the site. The proposed park would consist of various programmed and open greenspace areas, including a kayak launch and boathouse, splash pad/ice skating rink, landscaped meadow areas, open lawn spaces, and terraces. Seating areas and public art installations would be dispersed throughout the park. Sidewalks and pathways would spread throughout the site, and connect to the Phase One space to the south, Kingsland Park to the north, and a lawn area to the east that extends through the interior of the Edge-on-Hudson development. Connection to the lighthouse would be maintained, and landscaping would be used to highlight the historic structure. A new community space and concession building would also be included. The County Planning Board was active in its review of the Edge-on-Hudson proposal between 2003 and 2011 under the provisions of Section 239 L, M and N of the General Municipal Law and Section 277.61 of the County Administrative Code, and we have reviewed periodic updates as development progresses. This Phase Two application for the waterfront park is consistent with our understanding of the larger development concept for the former General Motors site, and we offer the following comments: 1. Westchester Riverwalk. We commend the Village and the applicant for providing more public access to the waterfront via this linear open space area, which will connect to adjacent waterfront open spaces. We also appreciate that this park would continue to include routing of the Westchester Riverwalk. We recommend that the applicant and Village consult the Westchester Riverwalk Design Guidelines Manual in order to maintain aesthetic consistency in the design of signage and other applicable trail amenities. 432 Michaelian Office Building 148 Martine Avenue White Plains, New York 10601 Telephone: (914) 995-4400 Website: westchestergov.com �Referral File No. SLH 25-003 – Edge-on-Hudson Waterfront Open Space Phase Two November 18, 2025 Page 2 2. Sea level rise and flood hazard areas. We note that the location of the proposed park will act as a buffer between the Edge-on-Hudson buildings and the Hudson River. The proposed design should take into consideration anticipated sea level rise in accordance with the NYS Community Risk and Resiliency Act and the revised flood elevations as shown on the FEMA Preliminary Flood Insurance Rate Maps, which indicate that the area is located within a Special Flood Hazard Area. 3. Bicycle access. We appreciate the inclusion of bicycle racks within the site plans, and recommend the Village consider using signage to define the route for bicycles through this open space area, or for areas where cyclists should dismount. We note the site’s close proximity to the Old Croton Aqueduct Trailway and the Mario M. Cuomo Bridge shared use path may make it an attractive destination for cyclists. 4. Green building technology. We encourage the applicant to include as much green, or sustainable building technology as possible within the proposed development, including the use of permeable pavement where possible. In addition, the Village and the applicant should give consideration towards the provision of electric vehicle parking capabilities within the proposed parking areas. 5. Universal Design. We encourage the Village to consider the principles of universal design in this development, in addition to any building standards required by ADA regulations. Universal Design standards allow all residents and visitors to fully engage in our public spaces. Universal Design is also an important means of providing accessible pedestrian access and parking for persons with mobility issues. Please inform us of the Village’s decision so that we can make it a part of the record. Thank you for calling this matter to our attention. Respectfully, WESTCHESTER COUNTY PLANNING BOARD Bernard Thombs Chair, Westchester County Planning Board BT/mv cc: Blanca Lopez, Commissioner, Westchester County Department of Planning �Exhibit #8 From: Megan Isenstadt Sent: Thursday, November 20, 2025 1:09 PM To: Sean McCarthy <smccarthy@sleepyhollowny.gov> Subject: Public hearing Waterfront Open Space at the Edge-on-Hudson Riverfront Development. Dear Planning Board Members, I am writing regarding the design of the Cove. I am a community advocate for river use and public access to local, affordable swimming. Currently sleepy hollow residents lack any local, affordable swim options. This cove could look like the Sleepy Hollow Beach Club and be open to residents. I would like to suggest the design for this area include the following additions with this in mind: Maintain Beach access for the potential of future swimming site Explore floating pool/ seasonal floating dock for swimming. Provide picnic benches with shade trees along the water front. Bathroom structure: 1. Bathroom structure should include Outdoor shower hook ups. Whether or not this is installed for use now- pls include connections for future. 2. 2 stalls is not enough. Suggest min 3 and a family stall with changing table. SUP storage is not included in this plan. A kiosk or shack for water sports rentals should be included in this plan. Sincerely, Megan Isenstadt 287 N Washington st �Exhibit #9 From: Rachael Ricker < Sent: Thursday, November 20, 2025 2:08 PM To: Sean McCarthy <smccarthy@sleepyhollowny.gov> Subject: Waterfront Open Space Public Comment; Edge-on-Hudson Riverfront Development Dear Planning Board Members, I am writing regarding the proposed design for the Cove. One major gap in our village is the lack of nearby opportunities for swimming and waterfront recreation. There is a clear disparity among residents who are only able to access swimming through costly options such as the Crest, a condo unit in The Edge that includes a pool, or home ownership that grants access to the Philipse Manor Beach Club. Currently, the majority of Sleepy Hollow residents lack accessible and affordable swimming options within their own community. With that in mind, I respectfully request that the design incorporate water access and swimming facilities. We have an opportunity to look to the Philipse Manor Beach Club as inspiration and create a similar experience—one that is open and available to all residents. Picnic areas, shaded seating, swim access, and space for community events are sorely needed, and the Cove presents an incredible opportunity to offer these amenities to everyone who lives here. Thank you for your time and consideration. These additions would help ensure that the Cove becomes a vibrant, accessible, and community-centered space for all residents of Sleepy Hollow. Sincerely, Rachael Ricker 255 N Washington St �Exhibit #10 From: Benjie Sirota Sent: Wednesday, November 19, 2025 6:21 PM To: Sean McCarthy <smccarthy@sleepyhollowny.gov>; Paula Mccarthy <pmccarthy@sleepyhollowny.gov> Subject: Waterfront park design comments for the Planning board It is very exciting to see the next section of the waterfront park being developed for our community. I wanted to give feedback on the design and ask questions about items that were not clear, so we can help refine the design together as a community. The designers need to explain the scale of each space so we understand how they work. We also should push the design team to provide more opportunities for residents to get into and engage with the Hudson. I am sharing comments broken into a few categories: Overall Park design There are no dimensions or scales on the proposed designs, making it hard for the public to comprehend the public spaces and pathways. I noticed that there were dimensions are on the previous design from 2024 The view sheds are not all clearly defined, please provide a broader context site map that explains site orientations Amount of trees in the park could easily increase by at least 10% The amount of hardscape could easily be reduced by at least 10%. Is the proposed grading much different from the existing condition? There should be wayfinding included at the waterfront park There should be historical markers / signage dedicated explaining the local natural environment, historical context or previous historical residents.   There should be public art. It would be a great opportunity to represent the historic site. There is no visible remnants from the 100 plus years of local automobile heritage Names of the new spaces and buildings should reference historical residents & icons There should be an outdoor space dedicated to host placemaking and cultural events Will the connections into Kingsland be open to walk through during all hours once complete? Page 4 is the only drawing that shows the meadow design and is mainly focused on circulation. Can you please define the design more clearly in this area of the park? �The meadow is not clearly defined along with the connections into Kingsland park Splash pad / seasonal skating is very small and an awkward shape for skating. There is also very little shade provided at the splash pad. A splash pad this close to the river would be better served in another location within the village, especially considering there is beach access directly adjacent. It could be moved to Barnhart park, where the splash pad is planned to be replaced, other locations could be Kingsland or the east parcel. Additionally, ice skating at this location will be extremely cold and windy in the winter with no protection along the riverfront. There should be a seasonal commercial skate rental shack located that could be used as a tourist kiosk or cafe during the summer and fall high season. Community space and bathroom buildings The buildings have a very odd relationship with the street and riverfront and don't utilize the river views. Most of the plaza area does not overlook the water and the pathway connection There should be a shaded picnic area with benches similar to the PMBC A canopy structure on the north facade of the community space is not ideal solar orientation. Shifting it to the south end of the Boathouse would make more sense. The community space building doesn't have a vestibule or pre-function space and bathrooms are in a separate building. Additionally there is no back of house space for MEP, Janitor closet or storage Bathrooms should include a family bathroom and changing room and each bathroom should have 3 stalls Bathrooms for the community space are in a separate building is not ideal   bathroom pavilion is far from the splash pad / seasonal skating area The boat storage should include SUP storage It is not clear how the storage facility actually functions when loading kayaks into the building There should be a commercial outfitter space for seasonal rentals so the village can offset some of the park costs. Why would there be office space and meeting rooms in the boathouse? This program doesn't make sense Why are there food truck electrical hookups at this location? Are trucks mounting the curb and parking in the plaza? Seems like an odd location if there will be food and beverage at the community space �It will be challenging for the separate buildings to share combined MEP systems since they are separate structures. There should be a water fountains, rinse showers and a hose bib located at this site Indoor/outdoor fireplace should be electric or add a wood burning Fireplace located is odd and would be better as a stand alone fire pit in the plaza area paved areas around bathroom pavilion and community building seems excessive and mostly without views towards the river Beach / water access The project should consider a water restoration project to increase the natural ecosystem at the river's edge this is a great example https://aqua.org/explore/exhibits/harbor-wetland The project should consider a river pool in the hudson. There is currently no swim access in sleepy hollow. This is a huge local issue and this would be the lowest cost project to build and maintain https://www.riverpool.org/ https://thecharles.org/uncategorized/9-cities-making-polluted-waterways-intoswimming-hotspots/ https://thecharles.org/swim-park-project/ Why is there no dock planned in this whole area? Is the river wall new or the existing condition? the concrete ramp at the beach significantly reduces what is already a small beach the new ramp should be flipped to be against the large concrete retaining wall at Kingsland Benjamin Sirota Beonjie@gmail.com � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. 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