2 25 659 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/aaa8beeebbc243e4ac7bf2b6adcbae6c.pdf 7f88c227cfcd86ae2b0d5d0d21b6c63a PDF Text Text Village of Sleepy Hollow Planning Board Minutes October 17, 2024 Benjamin Nielsen called the regular meeting to order at 7:00 PM. Mr. Nielsen read the agenda and stated that Quality High LLC submitted an adjournment request for the proposed cannabis dispensary at 36-38 Beekman Avenue. Adjournment requests were also received from KWD Realty, LLC and 16 Hudson Street Realty. Present: Lindsay Krakauer, Chairperson Richard Gross Benjamin Nielsen Chris Camia Rachelle Gebler Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Clare Trappasso 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 ApprovalPresentation 2) Lighthouse Landing Communities, Edge-on-Hudson Riverfront Development, Block OP & N Amended Preliminary Subdivision Plat- Resolution 3) Quality High, LLC, 36-38 Beekman Avenue, Proposed cannabis dispensary, Site Plan & Architectural Review- Public hearing 4) Joshua Egan and Jennifer Schwartz, 36-38 Beekman Avenue, Proposed cannabis dispensary, Site Plan Approval- Public Hearing 5) Toll Landscape LLC, 213 Palisades Blvd., Proposed larger pergola with screens, Amended Site Plan & Architectural Review- Discussion 6) One Kingsland Owner, LLC, 308-318 Legend Drive, Proposed (6) unit townhome building, Amended Site Plan & Architectural Review Approval- Presentation 7) KWD Realty, LLC, 309-315 North Broadway, Proposed mixed-use building, Site Plan & Architectural Review Approval- Preliminary Presentation 8) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalPreliminary Presentation 1 (10/17/24) �9) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalPreliminary Presentation 10) LL Parcel E, LLC, 201 Horseman Blvd., Proposed fourth-floor pergola and exterior changes, Amended Site Plan & Architectural Review Approval-Revised resolution 11) Approval of minutes, September 19, 2024 1. SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development Block A Proposed medical office building, Site Plan & Architectural Review- Draft Resolution Janet Giris is a partner with the law firm DelBello Donnellan Weingarten Wise & Wiederkehr, LLP, and is presenting on behalf of the Applicant. Ms. Giris stated that the applicant has been working with a new architect, G3 Architecture Interiors Planning, to address the concerns related to the number of parking spaces provided in the previous plan and the appearance of the medical office building. The revised plan proposes to reduce the medical office building by a few hundred square feet and to add a level to the parking structure to add 48 parking spaces. The proposed 52-foot height of the parking structure requires a variance from the Zoning Board of Appeals for approval of an increase over the 42-foot height limitation. Ms. Giris stated that height restrictions do not limit the rooftop mechanical penthouse. Ms. Giris requested that the Planning Board refer the application to the Zoning Board of Appeals to request a variance for the parking structure height. Instead of submitting it to the Board of Trustees for approval of the shared parking agreement, they will also request a variance for the proposed number of parking spaces versus the required number for the site. Ms. Giris stated that she is comfortable reopening and noticing for a Planning Board public hearing and requested that the Board schedule a public hearing for the November meeting. Brooks Slocum is an Architect from G3 Architecture Interiors Planning. He described the proposed changes to the front entry, parking structure screening material, exterior façade materials, and roof style. The mechanical penthouse is proposed at the same height as the parking structure. He presented views of the proposed medical office building and parking structure from different street locations and Barnhart Park. Richard Gross stated that the building section drawing indicates a height of 58 feet. Mr. Slocum stated that the mechanical penthouse parapet is 58 feet high. The parking structure's height is calculated from the floor level at 51 feet, 7 inches, where they are requesting 52 feet. He presented illustrations of the perforated garage screening and stated that the artwork images could easily be added to the Barhart Park view. Mr. Nielsen asked if the perforated screens are proposed to preserve the openness and eliminate conditioning of the garage space and if the artwork can still be achieved. Mr. Slocum stated that the perforated screens are proposed for the openness of the parking structure and that the artwork can be designed to work well. Mr. Slocum presented the site plan 2 (10/17/24) �and stated that the circulation of the drop-off area is sufficient for trucks maneuvering through the site. Chris Camia asked Mr. Slocum to describe the heights of the individual parking levels. Mr. Slocum stated that each level of the parking structure will have 8 feet clear to the underside of the trusses and can accommodate modern SUV vehicles. There will be a smaller area for handicap vans on the first level. Richard Gross moved to refer the application to the Zoning Board of Appeals and to schedule a Planning Board public hearing for the November 21, 2024 meeting. Moved: Gross Seconded: Nielsen Chairperson Krakauer- yes Richard Gross- yes Rachelle Gebler- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 2. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block OP & N Amended Preliminary Subdivision Plan- Resolution Chairperson Krakauer asked David Smith to read the draft resolution. David Smith read the resolve clauses of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Gebler Chairperson Krakauer- yes Richard Gross- yes Rachelle Gebler- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 3. Quality High, LLC, 36-38 Beekman Avenue, Proposed cannabis dispensary Site Plan and Architectural Review – Public Hearing The Board received an adjournment request from the Applicant. The public hearing was adjourned to the November 21, 2024 meeting. 3 (10/17/24) �4. Joshua Egan and Jennifer Schwartz, 120 Gorey Brook Road, Proposed detached garage with accessory dwelling, Site Plan and Architectural Review Approval- Public Hearing Julie Evans is the project architect representing the applicants. Ms. Evans presented the site plans and photographs of the existing conditions and views, and stated that the application proposes to contruct a 750 square foot two-car garage structure with a 750 square foot accessory structure on the second story with a deck. A new front terrace is proposed to enjoy the south west views from the house. Chairperson Krakauer asked Ms. Evans if the view easement report was submitted. Ms. Evans stated that the view easement document was submitted with the Zoning Board of Appeals Application. The Zoning Board of Appeals granted the variance for the proposed structure height. Ms. Evan stated that revised stormwater engineering drawings were completed based on percolation tests on October 8, 2024, requiring them to add five cultecs. An existing site drain and the locations for existing AC condenser pads were added to the drawings. Chairperson Krakauer asked James Natarelli if he had any open concerns. James Natarelli witnessed the percolation tests. He requested that the revised plans be formally submitted to the Building Department for record and review. Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Gebler Vote 5-0 Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer moved to close the public hearing. Moved: Krakauer Seconded: Camia Vote 5-0 Chairperson Krakauer requested that David Smith prepare a resolution for the November 21, 2024 meeting. 5. Toll Landscape LLC, 213 Palisades Blvd., Proposed larger pergola with screens Amended Site Plan & Architectural Review Approval – Presentation Karin Magnuson, the owner and the Board discussed the limitation of the screen closures and the Homeowner’s Association approval. Chairperson Krakauer requested that David Smith read the draft resolution. David Smith read the resolve clause and conditions of the draft resolution. 4 (10/17/24) �Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Gross Chairperson Krakauer- yes Richard Gross- yes Rachelle Gebler- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 6. One Kingsland Owner, LLC, 308-318 Legend Drive, Proposed (6) unit townhome building, Amended Site Plan & Architectural Review Approval – Preliminary Presentation Bill McGuiness is from SunHomes. He stated that changes made since the last presentation include stepping up the bays on three units to the main cornice line between the third and fourth floors and changing four lite casement windows to double-hung eight lite units. The rooftop mechanical equipment will be fully enclosed, and the gas meters will be screened. He will add the front Washington Wall details to the drawings and provide physical samples for the Board to review. He presented photographs of awnings installed on other projects with the proposed fabric. He stated that although the fabric is not fire-rated, it is not flammable and comes with a 10-year manufacturer warranty. The awning fabric is 100% acrylic dyed to the fiber's core and is water, stain, and UV resistant. Chairperson Krakauer asked Mr. McGuiness to describe the wind resistance ratings. Mr. McGuiness stated that he cannot detail how the awnings are attached to the building, but the fabric is used on boats, so it is wind-resistant. Peter Chavkin is the Managing Partner of Biddle Real Estate Ventures and stated that the photographs show that the awning material they have been using for over 15 years is a longlasting product. The maintenance of the awning is the responsibility of the Condominium and Homeowner’s Association, not each owner. Mr. McGuiness presented a diagram and stated that the gas meter banks will be located on either end of the building, where there are 15 feet between each building and a path that is 4 feet wide. He requested that they be permitted to work with the Building Department to finalize the landscape screening and locations based on access constraints. Per a consultation with Lanie McKinnon from Nelson Byrd Woltz Landscape Architects, four types of trees were recommended for the rooftop conditions, including American Hornbeam, Japanese Snowbell, River Birch, or Sweet Baby Magnolia. He proposes planting one tree type per building and varying it from building to building. He requested to work with the Building Department to address the concerns related to the planters on private terraces. Chris Camia stated that although the trees would provide an aesthetic element, the functionality and durability of planting trees on the rooftop will be challenging in the wind conditions. There should be a contingency in place for trees in planters. 5 (10/17/24) �Chairperson Krakauer stated that she is concerned about the safety and maintenance of the tree growth and health. Mr. McGuiness stated that he would remove the trees if the Board prefers. They are not a critical part of the application. Mr. Chavkin stated that the rooftop trees would be located in a limited common element, and each person would not own the space individually. The Condominium Association would be responsible for maintaining the trees. Mr. Gross stated that the overgrown rooftop trees would obstruct the fire department’s roof access and suggested the tall shrubbery. Mr. Chavkin stated that they need the ability to articulate a plan to the potential buyers. They would be willing to work with the Building Department to resolve the concerns. Chairperson Krakauer requested that Mr. McGuiness work through the concerns and submit solution options as part of the Architectural Review. Mr. Camia asked Mr. McGuiness if details were submitted for the rooftop mechanical screening. Mr. Chavkin stated that the submission details a full enclosure for the rooftop mechanical equipment that does not include a gate or removable panel. Benjamin Nielsen asked Mr. McGuiness when he would submit a plan for the rooftop terrace shade structure. Mr. McGuiness said he will submit the plans for the proposed rooftop terrace shade structures. David Smith requested that Mr. McGuiness ensure that the options for the rooftop trees are Westchester County native species and detail the full-grown expected heights. Mr. McGuiness requested that the Planning Board permit them to work with the Building Department to address the review memo items on the permit drawings and to approve the application. Mr. Chavkin stated that they are not seeking approval for the rooftop terrace shade options as part of this application, which is why they are not shown on the drawings. Mr. Chavkin stated that pergolas would not be offered for this building, and they are discussing the options for retractable awnings, but they have not determined the details. Mr. Camia stated that he objects to moving forward with approval at this meeting. Mr. Nielsen suggested that a draft resolution be prepared for the next meeting based on the receipt of a submission from the applicant to address the open items related to the Building 6 (10/17/24) �Department reviews and more details on the proposed rooftop trees and fourth-floor terrace structure. Chairperson Krakauer adjourned the application to the November 21, 2024 meeting. 7. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan Approval – Preliminary Presentation The Board received an adjournment request from the Applicant’s architect. The application was adjourned to the November 21, 2024 meeting. 8. KWD Realty, LLC, 309-315 North Broadway, Proposed mixed-use building, Site Plan & Architectural Review Approval – Preliminary Presentation The Board received an adjournment request from the Applicant’s architect. The application was adjourned to the November 21, 2024 meeting. 9. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III-Waterfront Open Space- Site Plan & Wetlands Watercourse Permit Approval- Preliminary Presentation Peter Chavkin stated that he is representing Lighthouse Landing Communites, LLC. Mr. Chavkin stated that the new design improved water access. Mr. Chavkin provided a history of the prior discussions with the Village’s Public Spaces Council and the Planning Board. Mr. Chavkin stated that the Palisades Green runs from the edge of Overlook to the lighthouse and the nose of Kingsland Point Park. The Planning Board approved a partial Site Plan and Wetlands Permit Approval for Phase II, including the Kingsland North Buffer and the third leg of Tappan Zee Park. The submission includes site plans, engineering plans and preliminary architectural plans for the Boathouse. Mr. Chavkin presented illustrations and Palisades Park Site plan designs prepared by Nelson Byrd Woltz, Landscape Architects. He described the intentions for the Lighthouse Terrace, Palisades Green lawn and seasonal ice skating rink, Meadow Circle, Tilted Lawn, Shrub and Groundcover, Primary Walkways, Trees, Unit Pavers, Secondary Pathways, Site Furnishings, Colonade Art Piece, and the Kayak Launch and water access. Mr. Chavkin stated that the plan includes an ADA-accessible pathway to the kayak launch area and a staircase from the upper to the lower pathway, providing a straight shot to the launch area. The paved pathway to the Sandy Cove and Beach will remain. Chris Camia asked Mr. Chavkin to describe the kayak launch material. Mr. Chavkin presented the engineering plan and stated that Race Marine engineers designed the kayak ramp as a gravel pathway with geogrid pavers for water durability and low maintenance. Mr. Chavkin presented and stated the Boathouse plan and stated that it is proposed as a single roof skylight columned structure that includes a kayak storage area, outdoor shower area, office space for rental business capabilities, breezeway entry, two lavatories, and a non-commercial kitchen and café facilities. The pathway to the Boathouse is not intended for frequent vehicle use. Mr. Chavkin stated that the two lavatories would be the only public restrooms in the park. 7 (10/17/24) �The hotel may have public restrooms, and DeCicco’s Supermarket will provide an exterior access bathroom for people not going into the store. Rachelle Gebler asked if they are providing flatter rocks at the rip rap for pedestrian access to the water. Mr. Chavkin stated that they had contemplated the flatter rocks in the area where the kayak launch is now proposed. They are already pulling the rip rap back to create the launch. Physical and cost restraints would prohibit them from continuing with the idea. Upon the Planning Board's approval, they are required to submit it for approval with the DEC and Army Corp of Engineers. The Board expressed concerns about the Boathouse's programming, including the structure's entrance, location, kayak launch bulkhead wall, and the circulation of the main pathways through the Park leading to Kingsland Point Park. Mr. Chavkin suggested scheduling a joint work session with the Planning Board and the Board of Trustees to discuss the boathouse programming, including the engineer from Race, to discuss the water access and grading capabilities related to FEMA data. The Planning Board agreed to schedule a joint Work Session to discuss the plans further. No action was taken. 11. Approval of minutes, September 19, 2024 Richard Gross moved to approve the September 19, 2024, meeting minutes. Moved: Gross Seconded: Camia Chairperson Gebler- yes Richard Gross- yes Rachelle Gebler- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 12. LL Parcel, E, LLC, 201 Horseman Blvd., Proposed fourth-flooor pergola and exterior changes, Amended Site Plan & Architectural Review Approval- Amended Resolution Sean McCarthy asked if the Board if they are comfortable amending the resolution to eliminate the condition regarding the louvers. Chairperson Krakauer moved to amended the resolution approved at the June 20, 2024 meeting. Richard Gross moved to approve the September 19, 2024, meeting minutes. Moved: Nielsen Seconded: Gebler Chairperson Gebler- yes 8 (10/17/24) �Richard Gross- yes Rachelle Gebler- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 Chairperson Krakauer moved to adjourn the meeting at 9:35 PM. Moved: Krakauer Seconded: Nielsen Vote 5-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 9 (10/17/24) � 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-2024 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_2024-10-17 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 2024 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/5f08fe2a617044c7cd6c2803eff5293f.pdf 023903685b94a4b4833c9e638d74d0b8 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-2023 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_2023-12-21_1010 Kendal Way Approved Resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2023 Date A point or period of time associated with an event in the lifecycle of the resource 2023 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/4b6257473568665ede81232ae2155c77.pdf 6e061dd0d6988b5d524d6791b4efed3c 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-2022 Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre 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 MINS_PLAN_2022-10-22_Devries Park Approved Resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2022 Date A point or period of time associated with an event in the lifecycle of the resource 2022 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/e4453b0599c49eb388024757c995cbfe.pdf 0e012d6222ea77711420028a14a444b1 PDF Text Text Village of Sleepy Hollow Planning Board Minutes January 21, 2021 The regular meeting was held via Zoom webinar and called to order at 7:00 PM by Chairperson Marjorie Hsu. Residents could not attend in person due to the COVID- 19 pandemic, but could participate by phone and video conferencing. The Board and the applicants participated by videoconferencing. Present: Marjorie Hsu, Chairperson Erin Carney Kersten Harries Tom Andruss Ed McCarthy Matthew Brennan Also Present: Clinton Smith, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean McCarthy, Village Architect Absent: Lindsay Krakauer Pamela Kroll, Secretary to the Planning Board Agenda: 1) GTY NY Leasing Inc., 215 North Broadway, Amended site plan- Continued public hearing, pending ZBA approval 2) Ivan and Sonia Vukusic, 143 Webber Avenue, Subdivision, preliminary plat Continued public hearing, pending ZBA approval 3) Connor and Elizabeth Ginley, 5 Evergreen Way, Single family residence- Public hearing 4) Stephens and Kent House LLC, National Trust for Historic Preservation, County House Road and Bedford Road, Subdivision, final plat- Presentation 5) Hudson Valley Writers Center, Inc., Philipse Manor Railroad Station, 300 Riverside Drive, Subdivision, final plat- Presentation 6) Sleepy Hollow Associates, LLC, 45-49 Beekman Avenue, Change of use- Draft resolution 7) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, 199 Beekman Avenue, Block-A proposed retail space, site plan approval - Public hearing 8) Approval of minutes - December 17, 2020, January 7, 2021 Chairperson Hsu read the following statement: Tonight's meeting and work session is being convened in accordance with the Governor's Executive Order Number 202.1 issued March 13, 2020 which suspends 1 (1/21/21) �certain provisions of the New York State Open Meetings Law to allow a municipal board to convene a meeting via videoconferencing. In accordance with the Executive order, the public has been provided with the ability to view tonight's meeting and a transcript will be provided at a later date. I have also confirmed with our Village Clerk that this meeting has been duly noticed by posting a notice on the Villages' bulletin boards, faxing a copy to the Warner Library, faxing a copy to the Journal News and the Hudson Independent newspapers, posting a copy on the Village's website, and listing it on the Villages' Facebook page. Chairperson Hsu polled the Board members for attendance. Chairperson Hsu read the agenda. 1. GTY NY Leasing Inc. 215 North Broadway, Amended site plan - Continued public hearing, Pending ZBA approval Chairperson Hsu stated that the applicant will be presenting at the February 17, 2021 Zoning Board of Appeals meeting. Chairperson Hsu solicited comments from the public. There were no comments from the public. Motion was made to adjourn the public hearing to the February 18, 2021 meeting. Moved: Chairperson Hsu Seconded: McCarthy Vote 6-0 2. Ivan and Sonia Vukusic, 143 Webber Avenue, Subdivision, preliminary platcontinued public hearing, pending ZBA approval Motion was made to open the public hearing. Moved: Chairperson Hsu Seconded: Andruss Vote 6-0 Chairperson Hsu solicited comments from the public. There were no comments from the public. Chairperson Hsu stated that the applicant has not submitted an application to the Zoning Board of Appeals and is not available to speak on their behalf. Motion was made to adjourn the public hearing to the February 18, 2021 meeting. Moved: Chairperson Hsu Seconded: McCarthy Vote 6-0 Chairperson Hsu directed the Building Department to send a letter to applicant advising them to submit a ZBA application by the February 16, 2021 deadline to avoid dismissal of the Planning Board application. 3. Connor and Elizabeth Ginley, 5 Evergreen Way, Single family residence- Public hearing. 2 (1/21/21) �Motion was made to open the public hearing. Moved: Chairperson Hsu Seconded: Harries Vote 6-0 Ralph G. Mastromonaco is the engineer representing the applicant. Mr. Mastromonaco stated that the application proposes to remove five trees in the backyard. The only tree they are now proposing to remove in the backyard is the 22 inch Oak tree that is crowded by the adjoining Birch tree, and is close to the proposed patio. Mr. Mastromonaco stated that this change was not significant enough to resubmit the entire application package. Any comments received from the Village Engineer would be handled during the Building Permit stage. Chairperson Hsu requested that Ralph Mastromonaco share the proposed site plan and describe the Tree Plan in more detail. Ralph Mastromonaco shared the site plan drawing. Connor Ginley summarized the trees proposed for removal on the site plan. Clinton Smith questioned how many trees are proposed for removal in the backyard and how many trees are proposed to remain. Ralph Mastromonaco stated that they are only proposing to remove one 22 inch Oak tree in the backyard. Chairperson Hsu asked Connor Ginley to show the location of the neighbors' tree that will be protected. Connor Ginley stated that the tree is not shown on the site plan. Chairperson Hsu requested that Ralph Mastromonaco share and describe the architectural details for the residence Connor Ginley shared the renderings and the proposed exterior materials. Matthew Brennan asked for the proposed height and interior square footage of the house. Connor Ginley stated the proposed house will be approximately 31 feet high and around 3,000 square feet. Matthew Brennan questioned how the proposed height will compare with the surrounding properties. Connor Ginley stated that the proposed house will be in line with the height of neighboring properties. Chairperson Hsu stated that vinyl siding is not recommended in the Village's Design Guidelines and asked the applicant to reconsider the use of Hardie Board siding. Connor Ginley requested that the Board send them the list of the recommended materials. 3 (1/21/21) �Sean McCarthy stated that he will send the applicant the Design Guidelines. Chairperson Hsu solicited comments from the public. Hayley Reed and Shiva Bhashyam are the owners of 4 Kingsland Road. Ms. Reed asked how the applicant plans to preserve the root structure of the Oak tree on their property line. Ralph Mastromonaco stated that there is no excavation proposed for the back corner of the property. Hayley Reed stated that she is concerned that the proposed Sugar Maple trees along the fence may compromise the root structure of their Oak tree and asked if alternatives could be considered that would still provide the same privacy screening while preserving the Oak tree. Ralph Mastromanco stated that they will further look at the proposed planting plan and set the tree plantings back to avoid root damage to the Oak tree. Shiva Bhashyam requested a timeline for the proposed fence construction so that they may coordinate new plantings for their property at the fence line. Connor Ginley stated that they propose to start the project in late April and will coordinate with them for the timing of the fencing work. David Smith requested that they illustrate the location of the neighbors Oak tree on the site plan for the next meeting. There were no further comments from the public. Chairperson Hsu directed David Smith to prepare a draft resolution for the February 18, 2021 meeting. Chairperson Hsu requested that the applicant resolve the open items in regards to the tree removals and exterior building materials. Motion was made to adjourn the public hearing to the February 18, 2021 meeting. Moved: Chairperson Hsu Seconded: Harries Vote 6-0 Ralph Mastromonaco stated that they will resubmit plans for the February 18, 2021 meeting. 4. Stephens and Kent House LLC, National Trust for Historic Preservation, County House and Bedford Road, Final subdivision plat approval- Presentation John C. Schnaufer, Esq. is the attorney representing the applicants. Mr. Schnaufer stated that the preliminary lot line adjustment was approved by the Planning Board on October 22, 2020. Mr. Schnaufer shared an illustration and provided a summary of the proposed subdivision. A minor change is requested to move the property line, owned by Stephens and Kent House LLC, approximately 25 feet so that it will be closer to a line of existing trees. Mr. Schnaufer requested that a resolution be approved for final subdivision plat approval so that the final subdivision plat could be signed subject to notations being placed on the plat to include the public water mains 4 (1/21/21) �owned by the Town of Mount Pleasant and the Village of Sleepy Hollow, the public water mains owned by the Village of Sleepy Hollow, and the proposed sewer service for the Japanese Shrine. Chairperson Hsu asked James Natarelli if the notations would satisfy his requests for additional clarity. James Natarelli stated he agrees with the notations for the ownership of the utilities. Mr. Natarelli asked Clinton Smith if the ownership of the easements, as they relate to who the utilities benefit, is important to reference on the final subdivision plat or is it implied. There was a discussion between Clinton Smith, John Schnaufer and James Natarelli on how to identify the ownership and benefited parties of the easements as they relate to the utilities on the final plat. Chairperson Hsu directed David Smith to prepare a draft resolution for the February 18, 2021 meeting. 5. Hudson Valley Writers Center, Inc., Philipse Manor Railroad Station, 300 Riverside Drive, Subdivision, final plat- Presentation Kristin Pelatti is an associate from MarksDiPalermo representing the applicant. Ms. Pelatti stated that they have submitted the final subdivision plat for approval. Ms. Pelatti provided a summary of the application. Chairperson Hsu solicited comments from the Board. Clinton Smith asked Kristin Pelatti for the status of the negotiations between the Metropolitan Transportation Authority ("MTA") and the applicant regarding the public access to the easement from Riverside Drive to the stairway. Kristin Pelatti stated the MTA is reviewing the proposed easements and solicited additional comments from Donald Stever. Donald Stever is the Chairman of the Board of Directors for the Hudson Valley Writers Center, Inc. Mr. Stever stated that it is clear that there is a public easement across the property that has existed for almost one hundred years. They propose to grant the MTA an easement across the pavement for the public to access the stairway that is shown on the plan. Mr. Stever stated that they will agree to a condition to grant the easement. Chairperson Hsu solicited comments from Clinton Smith. Clinton Smith suggested that a condition be added to the resolution to state that the Hudson Valley Writers Center, Inc. is in negotiations with the MTA to grant an easement over that area and if the easement isn't in place within two years, the Hudson Valley Writers Center, Inc. will declare a public easement. Chairperson Hsu asked the applicants if they agree with the suggested condition of approval. 5 (1/21/21) �Kristin Pelatti and Donald Stever agreed with the suggested condition of approval. David Smith read the resolve clauses of the draft resolution and stated that the new suggested condition will be added. Motion was made to adopt the resolution. Moved: Chairperson Hsu Seconded: Andruss Chairperson Hsu - yes Kersten Harries - yes Erin Carney - yes Tom Andruss - yes Ed McCarthy - yes Matthew Brennan -yes Vote 6-0 APPROVED 6. Sleepy Hollow Associates, LLC, 45-49 Beekman Avenue, Change of Use- Draft resolution Kyle McGovern is an attorney from the law firm of Lyons McGovern LLP representing the applicant and stated that revisions were made to the site plan based on comments received from the Board and the Village Engineer. David Mooney is the architect representing the applicant. Mr. Mooney reviewed the proposed changes to the fencing, the roof drains and leaders. Chairperson Hsu asked David Mooney if the proposed parking space number 12 will be a usable parking space. David Mooney stated that the parking space number 12 will be usable for a compact car. Chairperson Hsu asked David Mooney if a parking space was added along the Post Office building. David Mooney stated an additional parking space was not added along the Post Office building. Chairperson Hsu asked David Mooney if they anticipate any problems with the site drainage cleanout work. David Mooney stated that cleaning out the debris in the catch basin and trench drains should improve the site drainage conditions. Motion was made to adopt the resolution. Moved: Chairperson Hsu Seconded: Andruss Vote 6-0 Chairperson Hsu - yes Kersten Harries - yes Erin Carney - yes 6 (1/21/21) �Tom Andruss - yes Ed McCarthy - yes Matthew Brennan -yes Vote 6-0 APPROVED 7. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, 199 Beekman Avenue, Block-A proposed retail space, Site plan approval- Public hearing Chairperson Hsu stated that the applicant has requested adjournment to the February 18, 2021 meeting. Motion was made to open the public hearing. Moved: Chairperson Hsu Seconded: Brennan Vote 6-0 Chairperson Hsu solicited comments from the public. Sarah Smiley lives at 5 Farrington Avenue. Ms. Smiley stated that she is a member of the local chapter of Mothers Out Front, which is a national climate action organization. Ms. Smiley suggested that DiCicco & Sons explore geothermal for heating and cooling to avoid the use of fossil fuels. Ms. Smiley suggested that DiCicco & Sons explore solar car ports to generate renewable energy. Chairperson Hsu asked Sarah Smiley if she received a response from Edge-o-Hudson and Toll Brothers related to using electric induction ovens in the Block-I apartment units. Sarah Smiley stated that she has not received a response and suggested the Planning Board follow up on her question. Chairperson Hsu stated that the Planning Board will follow up with the applicant to address her question. Arline Segal lives at 547 Bellwood Avenue and is a member of Mothers Out Front. Ms. Segal suggested that bicycle access be available. Chairperson Hsu stated that the applicant is adding a staircase for pedestrians to access the site and providing bicycle parking areas. There were no further comments from the public. Motion was made to adjourn the public hearing to the February 18, 2021 meeting. Moved: Chairperson Hsu Seconded: Harries Vote 6-0 9. Approval of minutes- December 17, 2020, January 7, 2021 Motion was made to approve the December 17, 2020 minutes as amended. Moved: Chairperson Hus Seconded: Harries Chairperson Hsu - yes 7 (1/21/21) �Kersten Harries - yes Erin Carney - yes Tom Andruss - yes Ed McCarthy - yes Matthew Brennan -yes Vote 6-0 APPROVED Motion was made to approve the January 7, 2021 minutes. Moved: Chairperson Hsu Seconded: McCarthy Chairperson Hsu - yes Kersten Harries - yes Erin Carney - yes Tom Andruss - yes Ed McCarthy - yes Matthew Brennan - yes Vote 6-0 APPROVED Motion was made to adjourn the meeting at 8:20 PM. Moved: Chairperson Hsu Seconded: Andruss Respectfully submitted, PaJvmAz, At^M Pamela Kroll Secretary to the Planning Board 8 (1/21/21) � 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-2021 Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre 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 MINS_PLAN_2021-01-21_Approved Subject The topic of the resource Planning Board Minutes & Resolutions-2021 Date A point or period of time associated with an event in the lifecycle of the resource 2021 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/3687c1734f120a9113bb475cf9e331cc.pdf d9c8254c28506c2a7a2226da093812ef 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-2026 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_2026-04-16_193 Beekman Avenue Lead Agency Resolution 4-16-26 Subject The topic of the resource Planning Board Minutes & Resolutions-2026 Date A point or period of time associated with an event in the lifecycle of the resource 2026 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/83bc1561a2000eb57db05a7c70bbaad7.pdf 01e98f053f1cd7e74c19c98c553be56a 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-2024 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_2024-10-17_213 Palisades Blvd Approved Resolution 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 2024 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/a98202edb53bdf833f35faf93f356cde.pdf 7c3a1115f6cd1346f574bce2fc480185 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-2023 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_2023-12-21_Block OP&N Amended Preliminary Subdivision Approved Resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2023 Date A point or period of time associated with an event in the lifecycle of the resource 2023 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/27024af6c8cd5f53a0f49bb5fd6f0f5f.pdf 6f9862477b7fc3d955652a037f03bd0a 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-2022 Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre 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 MINS_PLAN_2022-10-22_Kingsland Point ParkApproved Resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2022 Date A point or period of time associated with an event in the lifecycle of the resource 2022 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/960d97c1606527c58265c2e4c46e1145.pdf be2519d7ef35ebf02405948a39c7b710 PDF Text Text RESOLUTION Adopted at the February 18,2021 Meeting of the Village of Sleepy Hollow Planning Board RESOLUTION: Final Plat Approval (Lot Line Adjustment) PROPOSED: Subdivision and Lot Line Adjustment LOCATION: County House Road and Bedford Road TAX MAP DESIGNATION: Section 115.8-2-3.1,115.8-2-3.2,115.8-2-3.3 ZONING: R-l One Family Residence, Open WHEREAS, the Planning Board of the Village of Sleepy Hollow has reviewed a subdivision application and lot line adjustment for properties owned by Stephens and Kent House LLC (the "S8iK House" Lots 115.8-2-3.1 and 115.8-2-3.2) and the National Trust for Historic Preservation (the "National Trust Lot" Section 115.8-2-3.3) so as to eliminate Lot 115.8-2-3.1 and distribute the acreage between the other two lots as noted below (hereinafter the "Application") for property currently located along County House Road and Bedford Road pursuant to the Village Zoning Code, and to applicable laws and regulations considered pertinent to the Application. The Application is submitted on behalf of S8tK House and the National Trust (collectively the "Applicant"); and WHEREAS, the Planning Board has reviewed the following materials: 1. Correspondence from John C. Schnaufer, dated 12/30/20 and 2/5/21; 2. Final Subdivision Plat last revised 1/29/21, prepared by H. Stanley Johnson and Company Land Surveyors, P.C.; 3. Review memoranda from Dolph Rotfeld Engineering, An Al Engineers Company, dated 1/15/21; 4. Email correspondence from Stephen Johnson to John Schnaufer dated 1/19/21; 5. Email correspondence from John Schnaufer to Sean McCarthy, dated 1/20/21; 6. Email correspondence from Kathy McFarland to Pamela Kroll, dated 1/19/21; 7. Email correspondence from Clinton B. Smith to John C. Schaufer dated 1/28/21; 8. Email correspondence from John C, Schnaufer to Clinton B. Smith, Esq. dated 1/25/21, of proposed notes to be added to the Final Plat and related edits; and 9. Email correspondence from Kathy McFarland on behalf of John C. Schnaufer dated 2/17/21. Page 1 of 3 �WHEREAS, the Application proposes to eliminate the approximately 8.44 acre Lot 115.8-2-3.1 (part of the S&K House Lot) and a) increase S&K House Lot 115.8-2-3.2 from approximately 13.502 acres to approximately 17.692 acres and b) increase the National Trust Lot 115.8-2-3.3 from approximately 34.16 acres to approximately 38.404 acres (the "Proposed Action"); and WHEREAS, on 9/17/20 the Planning Board granted Preliminary Plat Approval for the Proposed Action; and WHEREAS, the Applicant as required by Section 425-7.C(l) has officially submitted the Final Subdivision Plat at the Planning Board's 2/18/21 regular meeting; and WHEREAS, the Applicant described as part of their 12/23/20 and 1/5/21 correspondence submitting the Final Subdivision Plat that there were very minor interior adjustments to lot lines and no change in the perimeter lot lines compared to the Preliminary Subdivision Plat; and WHEREAS, in the course of its review and acting as Lead Agency pursuant to Part 617 of the Implementing Regulations pertaining to Article 8 of the Environmental Conservation Law, the Planning Board has made the following findings and caused, noted or conducted the following activities: 1. Received an application fee; 2. Requested, received and considered comments from the Village Engineer, Village Planner and Building Inspector about the proposed project; 3. Requested, received and reviewed a Short Environmental Assessment Form. NOW, THEREFORE, BE IT RESOLVED, that Planning Board, after review of the materials submitted, public comments and recommendations and the EAF has determined that the proposed action is a Type II Action and makes a determination of non-significance of environmental impact; and be it further RESOLVED, that the said Application for a final subdivision and lot line adjustment as shown on the Subdivision Plat prepared for S&K House and the National Trust dated 1/29/21 is hereby granted approval and the Applicant may obtain the endorsed approval of the Planning Board Chairperson on a copy of the resolution and the appropriate subdivision plan, which endorsement shall permit the filing of the Final Plat, provided however, that this approval shall expire one (1) year after the date of this resolution if the following modifications and conditions have not been completed to the satisfaction of the Planning Board and the Village Building Department, in accordance with the approved plan(s): 1. The Applicant shall pay the Village of Sleepy Hollow all application and review fees as required by the Village Code prior to this resolution being signed. Page 2 of 3 �PLANNING BOARD VILLAGE OF SLEEPY HOLLOW Date O (2jr* )<Jcc s the undersigned 'do hereby certify that the foregoing is a true copy of an extract duly adopted by the Board of Trustees/Planning/Zoningof the Village of Sleepy Hollow, on the day of f^JirU2ufti, 203,1 and of the whole t h e r e o f , and I further c e r t i f y That the same was entered into the minutes of the meeting of said Board of Trustees/P' inning/Zoning held on said date. IN WITNESS WHEREOF, I have hereunto set my hand and official seal t h i s ^ f i i a y of 2 0 ^ L u ba^J/jiA^iA Clerkj(DeputyCie^) Page 3 of 3 � 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-2021 Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre 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 MINS_PLAN_2021-02-18_CountyHouse_BedfordRdFinalPlat-Approved_Resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2021 Date A point or period of time associated with an event in the lifecycle of the resource 2021 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/51cd7a451f0947541602f870a26c01fd.pdf b2a0290c8473f1681b020255a7286115 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-2026 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_2026-04-16_139 Cortlandt Street Amended Site Plan 4-16-26 Subject The topic of the resource Planning Board Minutes & Resolutions-2026 Date A point or period of time associated with an event in the lifecycle of the resource 2026 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/c3c1db1671610eee78ae57a00f3aa254.pdf 5066dec2161e7e88d3df262fa1c431dd 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-2024 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_2024-10-17_201 Horseman Blvd Amended Resolution 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 2024 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/bbfa1598fba5d8a6c9e23fcab2605337.pdf ab1bf657ccfa567ba3300e7494dcfaf3 PDF Text Text Village of Sleepy Hollow Planning Board Minutes October 19, 2023 Chairperson Harries called the regular meeting to order at 7:02 PM. Chairperson Harries listed the Board members present and read the list of applications on the agenda. Present: Kersten Harries, Chairperson Benjamin Nielsen Rachelle Gebler Caroline Chen Clare Trapasso Also Present: Daniel Pozin, Village Attorney James Natarelli, Village Engineer David Smith, Village Planner Anthony Catalano, Consulting Engineer Sean E. McCarthy, Building Inspector Pamela Kroll, Secretary to the Planning Board Absent: Lindsay Krakauer Agenda: 1) Connor and Elizabeth Ginley, 5 Evergreen Way, Single-family residence, Amended Site Plan Approval -Draft resolution 2) Gabe Realty Corp., 305 North Washington Street, Proposed three-family residence, Site Plan and Architectural Review Approval - Continued public hearing, Draft resolution 3) Pokahoe Riverview Manor LLC, 17 Pokahoe Drive, Proposed single-family residence, Site Plan and Architectural Review Approval - Public hearing 4) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalPublic hearing 5) Hudson Pines, LLC, 180 Bedford Road, Amended Site Plan Approval- Presentation 6) Lighthouse Landing Communities, LLC, One Kingsland Owner LLC, Contract/Vendee, Block O/P Townhome Phase II, 320-330 Legend Drive, Amended Site Plan and Architectural Review Approval- Preliminary Presentation 7) Lighthouse Landing Communities, LLC, One Kingsland Owner LLC, Block O/P Townhomes Phase II, 357-363 Hollows Pass, Amended Site Plan and Architectural Review Approval - Preliminary Presentation 8) Approval of minutes, September 21, 2023 1. Connor & Elizabeth Ginley, 5 Evergreen Way, Single-family residence, Amended 1 (10/19/23) �Site Plan Approval- Draft resolution Connor Ginley stated that the requested site plan amendment was presented last month. Chairperson Harries solicited comments from the Board. There were no comments from the Board. Chairperson Harries requested that David Smith read the highlights of the draft resolution. David Smith read the conditions of the draft resolution. Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Nielsen Chairperson Harries - yes Rachelle Gebler - yes Benjamin Nielsen - yes Caroline Chen - yes Clare Trappaso - yes Vote 5-0 APPROVED 2. Gabe Realty Corp., 305 North Washington Street, Proposed three-family residence Site Plan and Architectural Review Approval- Continued public hearing, Draft resolution Chairperson Harries moved to open the public hearing. Moved: Harries Seconded: Nielsen Vote 5-0 Chairperson Harries asked Mr. Caccioppoli to describe the changes made to the site plan drawings since the September meeting. Greg Caccioppoli stated that he is the engineer representing the applicant. Mr. Caccioppoli summarized the changes included in the revised site plan drawings. Chairperson Harries suggested that the applicant eliminate gas for cooking and consider electric induction ovens. Chairperson Harries solicited comments from the public. There were no comments from the public. Chairperson Harries solicited comments from the Board and consultants. James Natarelli asked Mr. Caccioppoli to clarify the proposed grading on the west side of the property and to confirm that stormwater runoff will be contained on the property. 2 (10/19/23) �Mr. Caccioppoli stated that a driveway is adjacent to the applicant's property on Howard Street. Mr. Caccioppoli stated that a 2-foot tall retaining wall supports the 305 North Washington Street property at the sidewalk. Mr. Caccioppoli described the gradual slope elevations along the property line along Howard Street and stated that the grading should contain the stormwater runoff. Chairperson Harries asked David Smith if a draft resolution was prepared. Mr. Smith stated that if the Board wishes to approve the application, a confirmatory resolution could be prepared for the next meeting. Benjamin Nielsen asked Mr. Caccioppoli why the basement area was labeled as storage when the approved variances allow for bedrooms. Mr. Caccioppoli stated that the owner was not planning on using the basement space as bedrooms and requested that the areas be labeled as storage. Mr. Nielsen asked Mr. Caccioppoli to confirm the basement is egress compliant for future bedroom occupancies. Mr. Caccioppoli stated that the basement is egress compliant for occupancy. Mr. Nielsen asked Sean McCarthy if there would be issues using the spaces as bedrooms. Mr. McCarthy stated if the site plan is approved as unfinished storage space in the basement, permit approvals and compliance with the Energy Code would be required to convert the space into bedrooms. Mr. McCarthy stated that the windows are egress compliant and sized to meet the emergency escape and rescue requirements. Benjamin Nielsen moved to approve the application and direct staff to draft a confirmatory resolution for the November 16, 2023 meeting. Moved: Nielsen Seconded: Gebler Chairperson Harries - yes Rachelle Gebler - yes Benjamin Nielsen - yes Caroline Chen - yes Clare Trappaso - yes Vote 5-0 APPROVED 3. Pokahoe Riverview Manor LLC, 17 Pokahoe Drive, Proposed single-family residence, Site Plan and Architectural Review Approval - Public hearing Chairperson Harries read the public notice. Rachelle Gebler moved to open the public hearing. 3 (10/19/23) �Moved: Gebler Seconded: Harries Vote 5-0 Michael Finelli stated that he is the architect representing the applicant. Mr. Finelli stated that the applicant demolished a 1-1/2-story split-level house. The proposed house is designed around the natural topography of the lot. The proposed house is sited to allow for the construction of a driveway on the right side of the property leading to a two-car garage underneath the house. Mr. Finelli described the floor plans for the first and second floors and stated that the rooms are designed to optimize the views of the river. Mr. Finelli described the floor plan for the walk-up attic and stated that the applicant intends to use the rear dormer area as storage, but the space could be permitted as an additional bedroom or finished space. Mr. Finelli summarized the materials proposed for the exterior facades. Mr. Finelli stated the proposed size of the house is 5,192 square feet and includes measuring from the outside perimeter of the house. The proposed height is 29 feet, 11 ¼ inches, where 35 feet is allowed. Sean McCarthy requested that Mr. Finelli describe the proposed basement level and the pool. Mr. Finelli described the proposed room and uses in the basement level. Mr. Finelli described the proposed rear patio areas and stairs leading to a pool in the backyard. Greg Caccioppoli stated that he is the engineer representing the applicant. Mr. Caccioppoli described the changes to the Site Plan related to the proposed retaining walls. Mr. Caccioppoli stated that he is working with James Natarelli to resolve grading concerns in the front yard. Chairperson Harries asked Mr. Finelli if the back of the house is proposed to extend further back than the demolished house. Mr. Finelli stated the proposed house would sit 14 feet further back than the original. Chairperson Harries solicited comments from the public. Mel Lederman stated that he lives at 14 Pokahoe Drive. Mr. Lederman questioned how the clearance on the south side of the proposed house compares to the previous house. Mr. Caccioppoli stated that the clearance on the south side of the previous house was approximately 20 feet, and the proposed setbacks on the south side are 11.5 feet to 13 feet. Sean McCarthy stated that the original south setback was 27.4 feet. Chairperson Harries stated that the clearance on the south side was reduced by more than half. Ronald Pohl stated that the proposed location of the house is to accommodate the driveway. Chairperson Harries asked if the applicant considered reducing the width of the driveway to provide more space on the south side of the property and to keep the 44” diameter Oak tree. There was a discussion between the Board and the applicant team regarding the width and slope of the driveway and the backup space required for the garage. 4 (10/19/23) �Rachelle Gebler requested that the applicant provide a turning radius study for the garage. Rubert Cox stated that he lives at 21 Pokahoe Drive. Mr. Cox asked how the proposed house height of 29 feet, 11 inches, was measured. Mr. Finelli stated that the height was measured using the average curb and the mean roof height. Chairperson Harries asked Mr. Finelli to provide the ridge height. Mr. Finelli stated that the total ridge height is 37 feet and is in conformance with the Code. Mr. Cox asked Mr. Finelli how the 37 foot ridge height compares with other houses on the street. Chairperson Harries stated that the Board discovered discrepancies in the neighborhood elevation study and the accuracy of the proposed house height. Mr. Caccioppoli requested that a specific example be provided. There was a discussion between Mr. McCarthy and Mr. Caccioppoli regarding the ridge height calculations provided on the elevation study as compared with the architectural drawings. Benjamin Nielsen stated that the Board requested the elevation study to determine the massing of the proposed building related to the neighboring properties. Chairperson Harries requested that Mr. Caccioppoli revise the elevation study to show the proposed ridge height accurately and provide a balloon test on the property to demonstrate the proposed ridge height on site. Ann Cox stated that she lives at 21 Pokahoe Drive. Mrs. Cox stated that the proposed three-story house would be out of place with the other houses on the street due to its size and height. Mr. Finelli provided examples of the other residences on the street and stated that the existing homes were built in the 50’s and 60’s and that there would be bigger houses constructed as properties are sold. Rachelle Gebler stated that the job of the Planning Board is to look at the neighborhood as it is now and not to predict the future. Ms. Gebler stated that the light-colored brick makes the bulk of the house appear larger. Mr. Gebler requested that the applicant stake the corners of the proposed house. Mr. Nielsen provided examples of the homes on Pokahoe Drive that were recently constructed or renovated and stated that all of the houses are two stories or less. There have been a lot of investments and significant projects in the area that did not request the maximum height permitted by the code. Mr. Finelli stated that they designed the house within the code requirements. If the Board feels there is a different way they would like them to go, it would have been helpful to hear the comments months ago. 5 (10/19/23) �Chairperson Harries stated that the Board had expressed their concerns about the size of the house and that it is why they requested the elevation studies. The comments received from the public are in line with the Board’s original comments. Mr. Pohl stated that the proposed house will fit into the neighborhood, and the materials will be rustic. Rachelle Gebler stated that the first public hearing is not the time for the applicant to rebut every comment the Board or the public provides. Ms. Gebler stated that they should be listening and considering the comments provided. Having the balloon test and the corners staked on the property will give the public a sense of the proposed project. Mr. Finelli stated that the Board seems to have issues with the proposed height, width, location on site, and depth of the house. Mr. Finelli requested that the Board provide him with direction for moving forward other than starting over. Caroline Chen suggested that incorporating wood materials and having more large trees in the front yard setback would allow the design of the house to blend better with the neighborhood's character within the nature preserves. Mr. Nielsen stated that the applicant should provide the correct information on the massing comparison studies and the ground slope elevations. Mr. Pohl stated that the proposed brick design and landscaping will be soft and uniform. Mr. Pohl stated that the project has been going on for a long time and that he will not build a smaller house. Mr. Pohl requested that the Board provide direction for moving forward. Sean McCarthy stated that a public hearing was scheduled because this was the first time the application was deemed complete for review. Chairperson Harries stated the next steps are for the applicant to set up the balloon test, stake out the perimeter of the building on the site, and consider the comments received. The public hearing will be continued next month. Ms. Chen requested that the applicant address the drainage issues raised by the owners of 15 Pokahoe Drive. Correspondence was received from Roy and Joan Behren, dated 10/19/23 ( See Exhibit #1) James Natarelli requested that Mr. Caccioppoli describe how the drainage will be handled along the driveway and the north property line. Mr. Natarelli asked if improvements are proposed at the base of the wall along the property line. Mr. Caccioppoli stated that soil testing was completed and confirmed that percolation rates can support infiltration. The driveway runoff will be captured via a drain inlet in the driveway and brought to the infiltration system. The curbing on the driveway will contain stormwater runoff. 6 (10/19/23) �Mr. Caccioppoli stated that swales are proposed at the base of the wall to help convey the runoff along the property line to the rear. Mel Lederman stated that many trees were removed before filing for the site plan. Mr. Lederman requested that the tree on the southwest side of the property along the river remain because the eagles and the hawks use it, and trimming it has already disturbed their patterns. There was a discussion regarding the proposed tree removals and suggestions for canopy trees in the front yard. Correspondence was received from Rupert Cox, owner of 21 Pokahoe Drive, dated 10/18/23, and Ryan Demler, owner of 19 Pokahoe Drive, dated 10/19/23 (See Exhibits #2 and #3) Rachelle Gebler moved to adjourn the public hearing to the November 16, 2023 meeting. Moved: Gebler Seconded: Trapasso Vote 5-0 4. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II –Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalPublic hearing Chairperson Harries read the public notice. Benjamin Nielsen moved to open the public hearing Moved: Nielsen Seconded: Gebler Vote 5-0 Andrew Tung is an associate with DTS Provident, representing the applicant. Mr. Tung stated they are requesting approval for two of the Phase II Waterfront Open Space areas. The areas include the third section of Tappan Zee Park and the North Buffer between Hollows Pass and Kingsland Point Park. The designs have been refined for connectivity and landscaping between Tappan Zee Park, the future waterfront open space, Kingsland Point Park, and adjoining features such as the Lighthouse. Terry Fitzpatrick is an associate with Nelson Byrd Woltz Landscape Architects. Mr. Fitzpatrick presented the proposed plan and stated that refinements were made to include expanded planting areas and eased slopes along the North Buffer. A secondary path was added to Kingsland Point Park through the North Buffer. A raised pedestrian crosswalk and loading areas were added along Hollows Pass for park access. Mr. Fitzpatrick presented precedent images to illustrate the proposed meadow plantings and the lawn pathways. Benjamin Nielsen asked Mr. Fitzpatrick to provide details on how drainage and infiltration will be managed for the pathways in the North Buffer area and to describe how planting choices were considered for a wetland area. Mr. Fitzpatrick stated that the proposed species of plantings would adapt to the wet and low line conditions of the North Buffer and would stabilize the soil. 7 (10/19/23) �Mr. Nielsen asked Mr. Fitzpatrick to describe how the Westchester County bulkhead area and trail at the beach area will integrate with their plan and how the social pathway running through Kingsland Point Park will be incorporated for future circulation. Mr. Fitzpatrick stated that the pathway alignment has been updated to align with the Kingsland Point Park bulkhead. Peter Chavkin is the President of Lighthouse Landing Communities, LLC. Mr. Chavkin stated that the proposed pathway would meet the sidewalk bulkhead and the social pathway. The existing pathway going to the Lighthouse is unchanged in the current plan. Mr. Chavkin stated that there will be a future submission that will improve the access and connectivity. Chairperson Harries stated that there has been a lot of work and conversations during work sessions related to the North Buffer and how the last leg of the Waterfront Open space will be designed. The agreements and studies must come together for the Board to pass a resolution. Mr. Chavkin stated they are working on the agreement to commit to an accelerated time frame for submiting a plan for the balance of the Waterfront Open Space. Mr. Chavkin stated that the agreement should be finalized with the Village Attorney for the next meeting. Mr. Chavkin stated that the contour of the North Buffer was designed to accommodate water and drainage events that may come from the East Parcel. He acknowledges that the Village Engineer has remaining questions about the completed modeling studies. Their team is working to address their questions and is scheduling a meeting to discuss further. He is confident they can provide the information to show that the contours designed would provide an adequate drainage solution before the next meeting. Mr. Nielsen stated that integrating the drainage infrastructure needs is an essential part of the proposed plan. Since the amount of water drives the contours, if the engineers determine the inputs change regarding the amount of water that may come through the East Parcel during a storm event, the current plan would need refinements to the channel before the Board considers the space as “theirs forever.” Mr. Chavkin stated that he doesn’t see the concern as controversial. If the models developed by the team indicate that more drainage is coming across the site, they agree to put in more plantings or make other adjustments to make it feel less like infrastructure and more like a park. There were no public comments. Mr. Nielsen moved to adjourn the public hearing to the November 16, 2023, meeting and directed staff to prepare a draft resolution. Moved: Nielsen Seconded: Gebler Vote 5-0 5. Hudson Pines, LLC, 180 Bedford Road, Amended Site Plan Approval - Presentation Chairperson Harries stated that the Board members visited the site and that she appreciates Ms. Martelli for setting up the displays to show the proposed height of the wall. 8 (10/19/23) �Kimberly Martelli stated that she is the principal of KTM Architect, representing the applicant. Ms. Martelli presented renderings and summarized the details and locations for the proposed site retaining and garden walls, grading, landscaping, and pathway as viewed from Bedford Road. Ms. Martelli stated that she would address the concerns of James Natarelli related to impervious surfaces and utilities in an amended submission. Chairperson Harries solicited comments from the Board. Benjamin Nielsen asked Ms. Martelli to confirm the height of the proposed elevated garden wall and to describe the purpose of the 12-foot wide area at the corner between the terraced wall area and if more significant plantings could be incorporated. Ms. Martelli stated the highest peak of the garden wall above the courtyard is 12 feet, 1 inch high in the center, with a planted buffer. There will be ground plantings on either side of the service pathway that are not shown on the landscape plan. The non-residential service pathway is proposed for the workers who maintain the site. Chairperson Harries stated that the Board suggests adding more plantings to screen the view of the wall and in front of the chain link fence in the right-of-way along Bedford Road. Ms. Martelli stated that she would have to consult with the Department of Transportation and the owner’s property manager on the permitted plantings and required maintenance in the right-ofway. David Smith asked Ms. Martelli if the service pathway pavers could be shifted north and closer to the wall in the corner to allow for more plantings on the other side. Ms. Martelli stated that she could discuss with the landscape architect to check if additional plantings would be an issue with the depth required to construct the retaining wall footings. Chairperson Harries moved to refer the application to the Zoning Board of Appeals with the recommendations received regarding plantings and to schedule a public hearing for the November 16, 2023 Planning Board meeting, pending ZBA approval. Moved: Harries Seconded: Gebler Vote 5-0 6. Lighthouse Landing Communities, LLC, One Kingsland Owner, LLC, Contract/Vendee, Block O/P Townhome Phase II, 320-330 Legend Drive, Amended Site Plan and Architectural Review Approval- Preliminary Presentation William McGuiness presented as Contract/Vendee for the application. Mr. McGuiness stated that he is accustomed to building under the New York Residential Code. He recently discovered that he must comply with the New York Building Code because the townhomes are four stories. Mr. McGuiness stated that the New York Building Code states that when an elevator is installed, the entire home must be a Type A Accessible unit. Chairperson Harries stated that elevators were discussed when Block J townhomes were being constructed, and it was determined that because the units were single-family residential 9 (10/19/23) �townhomes, not multi-family dwellings, elevators were not required in all of the units. So the question would be if the site easily allows for accessibility and if it is required for all units. Mr. McGuiness stated that he would like to offer elevators for all of the units. The interior townhome units are easy to accommodate, and the issues arise with the units that front municipal space. The goal of the townhome design is to keep an “entry front stoop feeling” so there is a vertical separation between the home and the sidewalk. Mr. McGuiness presented two options for providing accessibility in the units located at 320-330 Legend Drive, which are 20 feet or 22 feet wide. Mr. McGuiness presented two options for providing accessibility in the units located at 357-363 Hollows Pass, which are 24 feet wide. Mr. McGuiness stated that he prefers to alter the primary front entrance on all of the townhome units and add a stair lift inside the home for access to the first-floor level. Chairperson Harries stated that her preference would be eliminating the need for an interior chair lift if an elevator is installed. Chairperson Harries asked Mr. McGuiness to provide a breakdown of the units requiring an interior lift for the three stairs. Mr. McGuiness stated that all Type A units require all the rooms, such as the bathroom and bedroom, to be accessible. Benjamin Nielsen asked Mr. McGuiness to confirm that all of the units on Hollows Pass and the exterior units on Legend Drive could be altered to have a secondary accessible entrance without changes to the front entry stoop. Mr. Nieslen stated that offering accessibility for most of the units seems acceptable. Mr. McGuiness stated that Mr. Nielsen is correct. Chairperson Harries asked Mr. McGuiness if the entry be altered to locate the elevator at the entry to eliminate the need for a lift for the three stairs. Peter Chavkin stated that the elevators can not be constructed near the front entry. Mr. Chavkin said they prefer to drop the front doors down and move the three steps to the unit's interior. Chairperson Harries stated that the Board will not decide tonight as they need to weigh in on whether accessibility is necessary in all the units and the best option for providing it. Mr. Chavkin stated that they expect the potential buyers to be on the older side of the spectrum, and the ability to offer an elevator is critical. They finished driving the piles on Legend Drive and are interested in finalizing the construction plans where two model units will be used for sales. Lowering the walkway with the capability of adding the interior stair lift enables them to sell the units as code-compliant accessible. Sean McCarthy asked Mr. Chavkin if they are proposing the installation of the elevator without the interior stair lift. 10 (10/19/23) �Mr. Chavkin stated that the proposal would include a rough-in for the stair lift and provide it as an option. The elevator would be installed without the lift as required by Type B. Mr. McCarthy stated that the requirements for Type B compliance are triggered when you offer the elevator option. Mr. McGuiness stated that his Code Consultant stated that Type B requires that the blocking and the power be installed for the lift option, similar to bathroom grab bar blocking requirements. There was a discussion with the Board and the applicants regarding the options. Mr. McGuinnes stated that the decision is urgent for construction and sales efforts. Mr. McGuiness agreed to schedule a meeting with the Building Department to discuss the requirements. No action was taken. 7. Lighthouse Landing Communities, LLC, One Kingsland Owner, LLC, Contract/Vendee, Block O/P Townhome Phase II, 357-363 Hollows Pass, Amended Site Plan and Architectural Review Approval- Preliminary Presentation This application was discussed in the presentation for 320-330 Legend Drive. 8. Approval of minutes, September 21, 2023 Clare Trapasso moved to approve the minutes as amended. Moved: Trapasso Seconded: Gebler Chairperson Harries - yes Rachelle Gebler - yes Benjamin Nielsen - yes Caroline Chen - yes Clare Trapasso - yes Vote 5-0 APPROVED Benjamin Nielsen moved to adjourn the meeting at 9:33 PM. Moved: Nielsen Seconded: Trapasoo Vote 5-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 11 (10/19/23) � 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-2023 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_2023-10-19 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2023 Date A point or period of time associated with an event in the lifecycle of the resource 2023 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/e41619cd4cd8f8afb64877fa7366fddc.pdf d70eb25a5370422d03464597d23aa41e 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-2022 Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre 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 MINS_PLAN_2022-10-22__Verizon Wireless Approved Resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2022 Date A point or period of time associated with an event in the lifecycle of the resource 2022 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/eeb0103f8363d2e7486e5192372eb19e.pdf 7a6cd074ee71db9dfebba73177ddd6ad PDF Text Text RESOLUTION Adopted at the February 18,2021 Meeting of the Village of Sleepy Hollow Planning Board RESOLUTION: Site Plan Approval PROPOSED: Construction of New Single Family Residence LOCATION: 5 Evergreen Way TAX MAP DESIGNATION: Section 110.11, Block 1, Lot 50 ZONING: R-2A Residential WHEREAS, the Planning Board of the Village of Sleepy Hollow (the Planning Board) has reviewed an application for wetlands and watercourse approval and tree permit (the Application) pursuant to the Village Code Chapter 418, and to applicable laws and regulations considered pertinent to the Application, which is for the construction of a new two-story single family, with accompanying stormwater management system (the Proposed Action) located at 5 Evergreen Way, Sleepy Hollow, New York (the Subject Site); and WHEREAS, the Application is submitted on behalf of Connor and Elizabeth Ginley (the Applicant); and WHEREAS, the Planning Board has reviewed the following materials: 1. Planning Board application, dated 11/27/20, submitted by the Applicant; 2. Plan set for the Subject Site, dated 12/1/20 prepared by Ralph G. Mastromonaco, P.E., P.C. last revised 2/16/21; 3. Short Environmental Assessment Form, dated 12/2/20 signed by Ralph G. Mastromonaco; 4. Coastal Assessment Form dated 12/2/20 prepared by Ralph G. Mastromonaco; 5. Stormwater Management Plan and Drainage Analysis prepared by Ralph G. Mastromonaco, P.E., P.C. dated 12/1/20; 6. Exterior materials and colors submission materials supplemented 2/8/21; 7. Review memoranda from Dolph Rotfeld Engineering, Division of Al Engineers, Inc., P.C. dated 12/11/20 and 2/12/21; 8. Review memoranda from Planning 8i Development Advisors dated 12/10/21; 9. Correspondence from Francois Rjeili on behalf of the Sleepy Hollow Tree Committee, dated 1/19/21 regarding requested tree removal application and determination; and Page 1 of 3 �10. Architectural house plans, dated 11/17/20, prepared by Modular Building Systems of Pennsylvania. 11. Correspondence from Ralph G. Mastromonaco, P.E., P.C., dated 2/17/21. 12. Exterior Elevation Drawings (two sheets) prepared by Alfred A. Cappelli, Jr. AIA, dated 2/18/21 WHEREAS, the proposal was discussed by the Planning Board at a public meeting held at Village Hall on 12/17/20, and at a public hearing held on 1/21/21 and 2/18/21 in which all members of the public were invited to be heard; and WHEREAS, in the course of its review and acting as Lead Agency pursuant to Part 617 of the Implementing Regulations pertaining to Article 8 of the Environmental Conservation Law, the Planning Board has made the following findings and caused, noted or conducted the following activities: 1. Received an application fee; 2. Requested, received and considered comments from the Village Engineer, Village Planner and Building Inspector about the proposed project; 3. Requested, received and reviewed a Short Environmental Assessment Form; 4. Held a duly noticed public hearing; and 5. Considered the factors set forth in Village Code Sec. 450-67.A.(l)-(5) NOW, THEREFORE, BE IT RESOLVED, that the Planning Board, after review of the materials submitted, public comments and recommendations and the EAF has determined that the proposed action is a Type II Action and that it is not subject to further environmental review; and be it further RESOLVED, that the Planning Board has reviewed the plans and specimen building materials for uniformity, dissimilarity, inappropriateness, and quality of design, and approves the architectural design of the Proposed Action; and be it further RESOLVED, that the said Application for site plan approval for a single family residence along with accompanying stormwater management system plan as dated 2/16/21, and as may be subsequently revised to comply with this resolution, is hereby granted approval and that the Applicant may obtain the endorsed approval of the Planning Board Chair on a copy of the resolution and upon the plan drawings, as and when revised as necessary to show compliance with the following conditions, which endorsement shall permit filing in the Sleepy Hollow Department of Architecture, Land Development, Buildings & Building Compliance (the Building Department) for purposes of obtaining a building permit in accordance with this resolution and all building code requirements, provided however, that this approval shall expire one (1) year after the date of this resolution if the following modifications and conditions have not been completed to the satisfaction of the Planning Board and the Village Building Department, and, the Applicant has not obtained the required building permit or permits for construction in accordance with the approved plan(s): 1. The Applicant shall pay the Village of Sleepy Hollow all application and review fees as required by the Village Code prior to a building permit being issued. Page 2 of 3 �2. Documentation, sufficient in form and substance for the Village Engineer that the list of items outlined in the Village Engineer's 2/18/21 correspondence have been responded to or incorporated onto the Site Plan drawings. 3. Documentation, sufficient in for and substance for the Village Tree Committee, that the list of items outlined in their 1/19/21 correspondence have been responded to or incorporated onto the Site Plan drawings. 4. Prior to the issuance of a Certificate of Occupancy, an as built survey shall be provided to the Village Building Department, and any material change to the plan from that approved by the Planning Board will require the Applicant to present the revised plan to the Planning Board for a plan amendment. PLANNING BOARD " " OF SLEEPY HOLLOW 2-3 fegeoi\<zj ZQZI Date o I. Joan Aurr] the undersigned OeiMDeputy Clerk, do hereby certify that theforegoingis I fcue copy of an extract duly adopted by the Born* of TniMNS^tanning/Zoning of the Village of Sleepy Hofew, th m fte 18 dav of 2 0 . & L md «T tie whole thereof, and I further certify that KM SHIM MS entered into the minutes of the meeting of «aid Bond of Tnniees/Planning/Zoning held on said date. M WITNESS WHEREOF, I have hemunto set my hand end oMdai seal thi«2^0lay of ; h i k n w r a h?bwaT(j . Page 3 of 3 � 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-2021 Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre 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 MINS_PLAN_2021-02-18_5-EvergreenWay_Approved_Resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2021 Date A point or period of time associated with an event in the lifecycle of the resource 2021 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/2d728ebf44b4571945bc161404791fda.pdf 86b9971f220cab3c51ccf00738a785c8 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-2026 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_2026-03-19_Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2026 Date A point or period of time associated with an event in the lifecycle of the resource 2026 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/398f7c009a3225c4bbb5d063c00494be.pdf 71834289be00d7badf768298e293c5ab 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-2024 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_2024-10-17_Block OP&N Townhome Two Amended Preliminary Subdivision Plat-Approved Resolution 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 2024 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/5a54eb5d7140d1a99325985594d7cb2e.pdf 1d1bb416e397a6e021ab452e12177ae5 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-2023 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_2023-10-19_5 Evergreen Way Approved Resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2023 Date A point or period of time associated with an event in the lifecycle of the resource 2023 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/1149846893713108f99db4abea6844ee.pdf 70b4d6594038dea658b29c1108e35a67 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-2022 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_2022-10-20_Approved Resolution EOH Block N Site Plan & ARB Subject The topic of the resource Planning Board Minutes & Resolutions-2022 Date A point or period of time associated with an event in the lifecycle of the resource 2022 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/fb1fd5560de1601fa44b7ca03b45090c.pdf f6c5cc2b60ec725364e9ff7f05f4d09c PDF Text Text Village of Sleepy Hollow Planning Board Minutes February 18, 2021 The regular meeting was held via Zoom webinar and called to order at 7:00 PM by Chairperson Marjorie Hsu. Residents could not attend in person due to the COVID- 19 pandemic, but could participate by phone and video conferencing. The Board members and the applicants participated by videoconferencing. Present: Marjorie Hsu, Chairperson Erin Carney Kersten Harries Lindsay Krakauer Ed McCarthy Matthew Brennan Also Present: Clinton Smith, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean McCarthy, Village Architect Pamela Kroll, Secretary to the Planning Board Absent: Thomas Andruss Agenda: 1) Stephens and Kent House LLC, National Trust for Historic Preservation, County House Road and Bedford Road, Subdivision, final plat- Draft resolution 2) GTY NY Leasing Inc., 215 North Broadway, Amended site plan- Continued public hearing, pending ZBA approval 3) Ivan and Sonia Vukusic, 143 Webber Avenue, Subdivision, preliminary plat Continued public hearing, pending ZBA approval 4) Connor and Elizabeth Ginley, 5 Evergreen Way, Single family residence- Continued public hearing/draft resolution 5) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, 199 Beekman Avenue, Block-A proposed retail space, site plan approval - Continued public hearing 6) Jane Gunnison, 12 Millard Avenue - Tree appeal 7) Tap Zee Realty LLC, 47 Clinton Street, Proposed change of use - Preliminary presentation 8) Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, site plan approval - Preliminary presentation 9) Edward Dandridge and Karen Perkins, 7 Birch Close, Proposed additions and alterations, Wetlands/Watercourse Permit - Preliminary presentation 10) Approval of minutes - January 21, 2021 1 (2/18/21) �Chairperson Hsu read the following statement: Tonight's meeting and work session is being convened in accordance with the Governor's Executive Order Number 202.1 issued March 13, 2020 which suspends certain provisions of the New York State Open Meetings Law to allow a municipal board to convene a meeting via videoconferencing. In accordance with the Executive order, the public has been provided with the ability to view tonight's meeting and a transcript will be provided at a later date. I have also confirmed with our Village Clerk that this meeting has been duly noticed by posting a notice on the Villages' bulletin boards, faxing a copy to the Warner Library, faxing a copy to the Journal News and the Hudson Independent newspapers, posting a copy on the Village's website, and listing it on the Villages' Facebook page. Chairperson Hsu polled the Board members for attendance. Chairperson Hsu read the agenda. 1. Stephens and Kent House LLC, National Trust for Historic Preservation, County House Road and Bedford Road, Subdivision, final plat -Draft resolution John C. Schnaufer, Esq. is the attorney representing the applicants. Mr. Schnaufer stated that the notes have been added to the final subdivision plat as requested and approved by the Village Engineer and the Village Attorney. Mr. Schnaufer requested approval of the draft resolution. Motion was made to approve the resolution. Moved: Chairperson Hsu Seconded: Harries Chairperson Hsu - yes Kersten Harries - yes Erin Carney - yes Lindsay Krakauer - yes Ed McCarthy - yes Matthew Brennan -yes Vote 6-0 APPROVED 2. GTY NY Leasing Inc. 215 North Broadway, Amended site plan - Continued public hearing, Pending ZBA approval Motion was made to open the public hearing. Moved: Chairperson Hsu Seconded: Krakauer Vote 6-0 Chairperson Hsu solicited comments from the public. There were no comments from the public. Chairperson Hsu stated that the application will be heard at the March 17, 2021 Zoning Board of Appeals meeting. Motion was made to adjourn the public hearing to the March 18, 2021 meeting. Moved: Chairperson Hsu Seconded: Harries 2 Vote 6-0 (2/18/21) �3. Ivan and Sonia Vukusic, 143 Webber Avenue, Subdivision, preliminary platcontinued public hearing, pending ZBA approval Chairperson Hsu stated that the applicant is scheduled to appear before the Zoning Board of Appeals at the March 17, 2021 meeting. Motion was made to open the public hearing. Moved: Chairperson Hsu Seconded: McCarthy Vote 6-0 Chairperson Hsu solicited comments from the public. There were no comments from the public. Motion was made to adjourn the public hearing to the March 18, 2021 meeting. Moved: Chairperson Hsu Seconded: Brennan Vote 6-0 4. Connor and Elizabeth Ginley, 5 Evergreen Way, Single family residence- Continued public hearing, draft resolution Motion was made to open the public hearing. Moved: Chairperson Hsu Seconded: McCarthy Vote 6-0 Ralph G. Mastromonaco is the engineer representing the applicant and stated that they have submitted documents to address the concerns from James Natarelli and the Planning Board. It was agreed that the completion of the percolation test hole could be performed on the property when the weather is better. Mr. Mastromonaco requested that the Planning Board approve the site plan and review the architectural designs at a later date. Mr. Mastromonaco solicited comments or questions from the Board. Kersten Harries questioned if the level of detail provided in the recently submitted architectural elevation drawings will be the accurate and current designs in lieu of the elevations drawings provided by the modular company. Ralph Mastromonaco requested that the Planning Board approve the site plan portion of the resolution so that he could attend another meeting. Mr. Mastromonaco stated that the architect could address the architectural questions. Alfred A. Cappelli, Jr. is the architect representing the applicant and asked the Planning Board if they would like to defer the architectural details or discuss at this meeting. Chairperson Hsu requested that Mr. Cappelli respond to the questions raised by Kersten Harries. Alfred Cappelli, Jr. stated he was contracted by the applicant to design the architectural drawings for the proposed attached front porch and the attached garage because the modular company could not provide those drawings. The revised architectural drawings will take precedence over the drawings supplied by the modular company as they relate to the elevation details, materials, 3 (2/18/21) �methods of construction, and window and door sizes. Siding materials were revised to eliminate the vinyl siding and propose Hardie Plank fiber cement siding and Azek trim. Chairperson Hsu stated she is comfortable moving forward with approval of the site plan and the architectural responsibilities as the Architectural Review Board. Motion was made to close the public hearing. Moved: Chairperson Hsu Seconded: McCarthy Vote 6-0 Chairperson Hsu requested that David Smith read the highlights of the draft resolution. David Smith stated that the resolution will be updated to reflect the supplemental submissions received from the Engineer and the Architect. David Smith read the resolve clauses of the resolution. Motion was made to approve the resolution. Moved: Chairperson Hsu Seconded: Brennan Chairperson Hsu - yes Kersten Harries - yes Erin Carney - yes Lindsay Krakauer - yes Ed McCarthy - yes Matthew Brennan -yes Vote 6-0 APPROVED 5. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, 199 Beekman Avenue, Block-A proposed retail space, Site plan approval- Continued public hearing Motion was made to open the continued public hearing. Moved: Chairperson Hsu Seconded: McCarthy Vote 6-0 Andrew Tung is an associate with Divney Tung Schwalbe LLP representing the applicant. Mr. Tung summarized the size and location of the Block-A proposed retail buildings and stated they have submitted a supplemental submission to address the concerns from the Planning Board and the consultants. Lucio DiLeo is the Principle of Studio Rai, representing the DeCicco & Sons Market. Mr. DiLeo shared new perspective views of the proposed market and summarized the exterior materials and amenities aspects of the building. Mr. DiLeo shared precedent drawings and described the design influences for the cupolas, towers, and tower-stair finials. Mr. DiLeo shared exterior material drawings and described details for the proposed stone, brick, roofing, timbers, steel elements, and trellis elements. Andrew Tung suggested that Lucio DiLeo present the developments of the floor plans and elevation drawings. 4 (2/18/21) �Lucio DiLeo shared the floor plan drawings and described the locations of the covered walkway in between the retail buildings, the addition of the garage doors at the loading dock area, and the walkway trellis and green areas. Mr. DiLeo shared the elevations drawings and stated that the exterior material specifications were added to the details. Andrew Tung shared the revised site plan and stated that the items added include a second set of bicycle racks adjacent to the service entry, a cross over walk, and an ornamental plant bed and seat wall at the corner of the roundabout turning onto Legend Drive. Mr. Tung shared a photometric plan and the specifications for the proposed lighting fixtures for the parking lot. Mr. Tung stated that they are working with Woodard & Curran to address the engineering comments requesting additional storm water analysis and water supply and sanitary sewer reports. Mr. Tung described the measures the applicant has taken to reduce the storm water run-off and the water quality treatments designed for the site and the overall road systems for the Edge-onHudson Development. Andrew Tung stated that a memo was received from David Smith regarding further opportunities for the development of the north retail building. The preliminary plans presented the proposed building as a single story retail structure. Since the applicant has not secured a tenant for this space, the applicant agrees that there is an opportunity to consider multiple uses for this building with the possibility of developing the site with a taller structure that will have retail space on the ground floor and office spaces on a second or third floor. As per discussions with Sean McCarthy, it was determined that the Village has allowed support space to be excluded from the gross square footage calculations as they relate to the required number of parking spaces. If parking requirements can be calculated based on the space available to the public and how employees are anticipated to come to work, offices on a second and third floor would allow for a lower parking demand. The applicant requests that the Planning Board approve the partial site plan in order to move forward with the market retail building. They will submit a separate submission for the north retail building when tenant interest has been confirmed. Chairperson Hsu requested a clarification of the ownership verses tenant ratio for Block-A. Mark P. Weingarten, Esq. is a partner in the law firm of Delbello Weingarten Wise & Wiederkehr, LLP representing the applicant. Mr. Weingarten stated that all of the Block-A space is currently owned by Lighthouse Landing Communities, LLC. The intent is to create a commercial condominium which allows for the owners to have a condominium plan without a public offering through the Attorney General's Office. The commercial condominium would then be cut into units prior to the Certificate of Occupancy. It is anticipated that the DeCicco's Market would own one unit, and a second unit will be the parking lot with rights within the association for the use of the parking spaces. The balance of the market retail building and the north retail building will be either one more unit or two separate units. Chairperson Hsu asked if the balance of the market retail building is confirmed to be a pharmacy and a liquor store. Peter Chavkin is the Managing Partner of Biddle Real Estate Ventures and stated that a pharmacy and a liquor store are the confirmed uses for the retail spaces in the market building. Chairperson Hsu asked if solar paneled carports are being considered in the parking lot. 5 (2/18/21) �Peter Chavkin stated that the feasibility of solar paneled carports will be considered in the parking lot. Mark Weingarten stated that the solar paneled carports will be investigated however, they would be submitting that as a site plan amendment. They are seeking site plan approval to move forward with the market retail building. Chairperson Hsu questioned why loading areas would be necessary on Legend Drive. Andrew Tung stated that the loading space doors for the market retail building and the north retail building are located along Legend Drive because they anticipate the use of small delivery trucks for quick stop and drop offs. Chairperson Hsu asked David Smith if a draft resolution has been prepared. David Smith stated that upon direction, he could have draft resolution prepared next week. Chairperson Hsu directed David Smith to prepare a draft resolution. Chairperson Hsu solicited comments from the public. Melissa Lohman-Wild is the owner of 145 Beekman Avenue and is a member of Mothers Out Front. Ms. Lohman-Wild stated that she supports the use of solar power car ports and the use of sustainable energy sources to eliminate the use of natural gas when possible. She asked if there is a pedestrian crosswalk in the parking lot from the proposed stairway cut through from Beekman Avenue into the Market retail buildings. Andrew Tung shared the site plan and stated that there will be a crosswalk that leads into the main entry pass through that provides entry to the DeCicco's Market and the market retail building. Sarah Smiley is the owner of 5 Farrington Avenue and a member of Mothers Out Front. Ms. Smiley suggested that the application consider electric vehicle charging stations in the parking lot for residents and outside visitors. Mark Weingarten questioned if the public hearing could be closed. David Smith stated that the Board prefers to adjourn the public hearing until a resolution has been drafted and reviewed by the Board. Motion was made to adjourn the public hearing to the March 18, 2021 meeting. Moved: Chairperson Hsu Seconded: Harries Vote 6-0 6. Jane Gunnison, 12 Millard Avenue, Tree appeal Chairperson Hsu stated the Jane Gunnison has withdrawn the request for the tree appeal. 6 (2/18/21) �7. Tap Zee Realty LLC, 47 Clinton Street, Proposed change of use - Preliminary presentation James Vassalotti is the architect representing the applicant. Mr. Vassalotti shared site plan drawings from 1962 and 1993 and provided history of the past approved uses for the building. Mr. Vassalotti stated that they propose to reduce the size of the laundromat on the first floor and add two residential apartments. There has never been onsite parking available for this building. They are not seeking zoning variances. Chairperson Hsu stated that although there were apartments on the first floor, next to a commercial space in the past, the Planning Board does not have the authority to approve the existing non-conformities of the building or the absence of onsite parking spaces. The Planning Board is required to refer the application to the Zoning Board of Appeals for their review. James Vassalotti questioned why an existing non-conforming building needs to be heard by the Zoning Board of Appeals. Clinton Smith asked Mr. Vassalotti when the laundromat expanded its use to the entire first floor. James Vassalotti stated that the laundromat was approved to occupy the entire first floor of the building approximately four years ago and didn't include any requests for parking. Clinton Smith stated that the application proposes a change of use in an existing non-conforming building and requires Zoning Board of Appeals approval. James Vassalotti stated that it was an approved use in the past and the apartments are a permitted use in the Village. Clinton Smith solicited comments from Sean McCarthy. Sean McCarthy stated that the change of use in an existing non-conforming building requires approval from the Zoning Board of Appeals. Mr. McCarthy stated that the last permits issued were to repair the storefronts, not for the expansion of the laundromat use or occupancy. Sal Alesci is the owner of 47 Clinton Street and stated that the two first floor apartments were originally removed in the nineties and agreed to file a Zoning Board Application as required. Chairperson Hsu referred the application to the Zoning Board of Appeals. 8. Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, Site plan approval - Preliminary presentation James Vassalotti is the architect representing the applicant. Mr. Vassalotti stated that they propose to construct a four-story building consisting of (15) two bedroom, two bathroom apartments. The project also proposes to include a gym, indoor pool, rooftop outside recreational space, and an outside backyard patio recreational space. Mr. Vassalotti stated that they propose 7 (2/18/21) �to revise the elevations to avoid issues with the firetruck access. Mr. Vassalotti asked if it was required to have two-way traffic driveway access. David Smith stated that a two-way traffic driveway entrance is required for a development in the Village in order to avoid the potential for conflict. James Vassalotti suggested a turn off area in lieu of a double driveway unless it is a requirement. Mr. Vassalotti stated that that they will review the plan with the Fire Department. A garbage compactor area is proposed for town pick up and questioned if private sanitation services is necessary. David Smith solicited comments from Sean McCarthy. Sean McCarthy stated the garbage pickup service could be provided by the Village depending on the number of units and the available access to the site. James Vassolotti solicited comments from Hudson Engineering to answer the questions related to the application. Michael Stein is the Principle of Hudson Engineering and Consulting and is the engineer representing the applicant. Mr. Stein stated that they have completed percolation and deep hole testing at the site adjacent to the property for the 30 Andrews Lane project in anticipation for this application. Those results were utilized to put together a preliminary stormwater mitigation plan. Now that the application is before the Planning Board, they will coordinate with Dolph Rotfeld Engineering to perform the necessary testing and design the stormwater mitigation plan. Chairperson Hsu asked if the use of geothermal heating and cooling is proposed for this site. James Vassalotti stated that they have not considered geothermal heating and cooling for this project and that he would discuss it with the applicant. James Vassalotti shared a rendering of the proposed building and described the proposed removal of the portico and balconies to avoid potential conflicts with the fire trucks. Mr. Vassalotti stated that they have not confirmed the proposed exterior material selections with the owner. Chairperson Hsu requested that a rendering be prepared to show the context with the neighboring properties as they relate to the massing and character of the neighborhood. Kersten Harries asked for the proposed height of the building in comparison with the neighboring structures. James Vassalotti stated that he would have to confirm the height but that the proposed building is four stories and the neighboring properties are two and three stories high. Kersten Harries suggested that they provide bicycle parking on site for the tenants. James Vassalotti stated that he will add bicycle parking to the site plan. 8 8 (2/18/21) �Chairperson Hsu asked Mr. Vassalotti if he can prepare the responses and be ready to come back to the Planning Board for the March 18, 2021 meeting. James Vassalotti stated that he would be able to prepare a revised submission for the March meeting. David Smith stated that Mr. Vassalotti should coordinate the review with the Fire Department through the Building Department. Chairperson Hsu solicited comments from the consultants and Sean McCarthy. James Natarelli stated that he agrees with Michael Stein and that the drainage should not be an issue. He appreciates that they plan to widen the driveway and requested that they look into the site circulation for the parking spaces. Chairperson Hsu suggested that they consider providing electrical vehicle charging stations. James Vassalotti questioned the submission date for the March 18, 2021 meeting. Sean McCarthy stated that the supplemental submissions are due by March 4, 2021. Mr. McCarthy suggested that the architect focus on site density and circulation conditions and then complete the engineering studies. 9. Edward Dandridge and Karen Perkins, 7 Birch Close, Proposed additions and alterations, Wetlands/Watercourse permit - Preliminary presentation Mitchell Koch is the architect representing the applicant. Mr. Koch shared the site plan and stated that most of the property is in the wetlands buffer zone. The applicant proposes to add a covered dining porch on the south side of the house and a walkway that would join a proposed deck addition off the back of the house. They also propose to build a stone patio on the northwest corner of the house that would feature a fire pit. If the stone patio is not permitted, they would propose to build an additional deck. Beth Evans is a wetlands scientist representing the applicant and stated that the edge of the wetlands bluff area is approximately 20 to 30 feet below the elevation of the property yard area. Ms. Evans stated that the removal of the existing stone pavers and fencing and the construction of the deck additions would allow for them to plant native shrubs to enhance the buffer at the top of the slope, and achieve the mitigation necessary to offset the encroachment in the wetlands buffer. Michael Stein stated that the completion of the field testing will enable them to confirm the design for the proposed stormwater cultec system at the rear of the house. Chairperson Hsu requested that the mitigation and planting work be done at the same time as the proposed construction work. 9 (2/18/21) �Edward Dandridge is the owner of property and stated that they plan to complete all the construction and mitigation planting work at the same time. Beth Evans stated that she can have the mitigation plan completed by the March 4, 2020 submission deadline. Motion was made to schedule a public hearing for the March 18, 2021 meeting. Moved: Chairperson Hsu Seconded: Harries Vote 6-0 10. Approval of minutes- January 21, 2021 Motion was made to approve the January 21, 2021 minutes as amended. Moved: Harries Seconded: Brennan Chairperson Hsu - yes Kersten Harries - yes Erin Carney - yes Lindsay Krakauer - yes Ed McCarthy - yes Matthew Brennan -yes Vote 6-0 APPROVED Motion was made to adjourn the meeting at 9:10 PM. Moved: Chairperson Hsu Seconded: Krakauer Respectfully submitted, Pa^yusJa^ A^M Pamela Kroll Secretary to the Planning Board 10 (2/18/21) � 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-2021 Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre 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 MINS_PLAN_2021-02-18_Approved Subject The topic of the resource Planning Board Minutes & Resolutions-2021 Date A point or period of time associated with an event in the lifecycle of the resource 2021 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/8721d158b52d4b3a4253c7bcca7fda2e.pdf 98da146e8158aa58b7260bd2914f0445 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-2026 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_2026-04-16__28 Beekman Avenue approved resolution 4-16-26 Subject The topic of the resource Planning Board Minutes & Resolutions-2026 Date A point or period of time associated with an event in the lifecycle of the resource 2026 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/11cd63c91cf33428c6378172950c69ce.pdf 41ee91e4d8be6fbb3ab7b51bb868c042 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_2025-10-16_332-328 Palisades Blvd. 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