3 25 659 https://sleepyhollow.localarchives.org/files/original/99f49da4e5545cfc431e5f45e5a9b611.pdf 3faf4eaea761d5c122390416b56165d2 PDF Text Text Village of Sleepy Hollow Planning Board Minutes September 19, 2024 Chairperson Krakauer called the regular meeting to order at 7:00 PM. Chairperson Krakauer announced that Caroline Chen resigned from the Planning Board and thanked her for her service. The Village is looking for residents interested in serving as Planning Board members. Please contact Mayor Rutyna if you are interested in self-nominating or nominating a resident interested in volunteering. Chairperson Krakauer read the agenda and stated that there were a few adjournment announcements. SDC Lighthouse Landing Realty LLC submitted an adjournment request to the next meeting. Quality High LLC submitted an adjournment request for the proposed cannabis dispensary at 36-38 Beekman Avenue due to new information. The applicant for 16 Hudson Street has also requested an adjournment. Present: Lindsay Krakauer, Chairperson Richard Gross Benjamin Nielsen Clare Trapasso Chris Camia Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Rachelle Gebler Agenda: 1) SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development, Block A Proposed medical office building, Site Plan and Architectural Review ApprovalDraft Resolution 2) Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review Approval- Public Hearing 3) Phelps Hospital-Northwell Health, 701 North Broadway, Proposed Behavioral Health Garden, Amended Site Plan & Architectural Review- Draft Resolution 1 (9/19/24) �4) Quality High, LLC, 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- Presentation 6) One Kingsland Owner, LLC, 308-318 Legend Drive, Proposed (6) unit townhome building, Amended Site Plan & Architectural Review Approval- Preliminary Presentation 7) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalPreliminary Presentation 8) KWD Realty, LLC, 309-315 North Broadway, Proposed mixed-use building, Site Plan & Architectural Review Approval- Preliminary Presentation 9) Joshua Egan and Jennifer Schwartz, 120 Gorey Brook Road, Proposed detached garage with accessory dwelling, Site Plan & Architectural Review Approval – Preliminary Presentation 10) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block OP&N Amended Preliminary Subdivision Plat- Preliminary Presentation 11) Approval of minutes, July 18, 2024 1. SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development Block A Proposed medical office building, Site Plan & Architectural Review- Draft Resolution The Board received an adjournment request from the applicant's attorney on September 18, 2024. The application was adjourned to the October 17, 2024 meeting. 2. Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence Amended Site Plan & Architectural Review Approval - Draft Resolution Chairperson Krakauer asked David Smith to read the draft resolution. David Smith stated that the Planning Board held a public hearing on July 18, 2024. The Planning Board closed the public hearing and kept the written comment period open for tonight's meeting. No additional written comments have been received. Mr. Smith read the conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Nielsen Chairperson Krakauer- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 2 (9/19/24) �3. Phelps Hospital- Northwell Health, 701 North Broadway, Proposed Behavioral Health Garden, Amended Site Plan & Architectural Review Approval - Draft Resolution Donna Maiello stated that she is associate with DTS Provident Design Engineering, LLP. Jeffrey Meade stated he is the Associate Executive Director of Operations for Phelps Hospital. Chairperson Krakauer solicited comments from the applicant and the Board. There were no comments from the applicants or the Board. Chairperson Krakauer asked David Smith to read the draft resolution. David Smith read the conditions of the draft resolution. Benjamin Nielsen moved to approve the resolution. Moved: Nielsen Seconded: Gross Chairperson Krakauer- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 4. Quality High, LLC, 36-38 Beekman Avenue, Proposed cannabis dispensary, Site Plan Approval- Public Hearing The Board received an adjournment request from the Applicant on September 19, 2024, to provide time to review information they received from the New York State Office of Cannabis Management. The public hearing was adjourned to the October 17, 2024 meeting. Several written comments were received (See attached Exhibit #s 1 – 9) 5. Toll Landscape LLC, 213 Palisades Blvd., Proposed larger pergola with screens Amended Site Plan & Architectural Review Approval – Presentation Karin Magnuson stated that she lives at 213 Palisades Blvd. She stated that her 2022 sales contract and closing documents with Toll Brothers agreed to install a 10’ x 16’9” motorized pergola with motorized screens. When Toll Landscape filed for a Building Permit in April 2023 to replace the installed 10’ x 12’ pergola, they were informed that the application required Planning Board Approval. Ms. Magnuson stated that the Planning Board expressed concerns about the retractable screens' aesthetics and precedent-setting nature. At the May meeting the applicant stated that the screens' main purpose was insect protection. Ms. Magnuson stated that solar protection is the main goal from the retractable screens. Ms. Magnuson described her autoimmune and immunocompromised conditions and stated that she purchased a premium park and river-facing unit with full sun exposure with the understanding that the pergola design and screens would be installed. Ms. Magnuson stated that approving her application would not create 3 (9/19/24) �a precedent because Toll Brothers and the Edge-on-Hudson Home Owners Association confirmed that they have not offered, and will not approve future requests for retractable screens from homeowners. Ms. Magnuson presented renderings to show the screens' appearance and stated that screens would not be down more than two hours in a given day and that they don’t need to be fully closed to provide the protection she requires. Ms. Magnuson provided photographs of alternate sun protection using umbrellas and pop-up sunshade tents and stated that she doesn’t believe the alternatives are aesthetic solutions. Ms. Magnuson presented photographs of the views of her unit from the ground, the screen color options, and the size of the pergola. The Planning Board reviewed the screen samples. Chris Camia asked Ms. Magnuson to clarify the pergola size, showing where the existing pergola structure extends on the terrace. Ms. Magnuson described where the existing structure ends and stated that the proposed pergola ends 18 inches before the front edge of the building because of the roof scuppers. Clare Trappasso asked Ms. Magnuson if Toll Brothers or the Edge-on-Hudson HOA put the pergola restrictions for future homeowners in writing and if Toll Brothers has encountered cases similar to hers. Ms. Magnuson stated that she has a written document from Toll Landscape and can request that the HOA provide the restrictions in writing. Toll Brothers said they have not received similar requests for the Edge-on-Hudson development. Chairperson Krakauer asked if the sun penetrates the terrace's front and sides. Ms. Magnuson stated that the sun penetrates mostly at the front and one side of the terrace. Chris Camia asked if the same company manufactures the pergola and solar screens or if the screens are retrofitted. Ms. Manguson stated that although a different vendor manufactures the screens, the same company will install the pergola and screens together. Benjamin Nielsen stated that the Board has received other requests from owners who desire to enhance or add aftermarket pergolas. Consistency is the best way to ensure that applicants follow the same guidelines as part of the architectural review approval process. Since pergolas add an architectural element to the building, the Board has defined pergolas to include restrictions of 75% limited floor area coverage and 75% openness for the roof. Ms. Magnuson said that Toll Landscape told her that she was the only person who requested pergola screens and asked if the Board has received other applications. Sean McCarthy stated the Planning Board is working on the design challenges of a pergoloa application submitted for the Block H development. Applications have been received for the 4 (9/19/24) �Block E development, and other inquiries have been received related to the Block O&P development. Mr. Nieslen asked Ms. Magnuson if there was a way to achieve sun protection while leaving 75% of the side areas open. Ms. Magnuson stated that she may not have purchased this lot if she had known the pergola screens would be an issue. The retractable screens are more aesthetic and structurally sound than anchored umbrellas. She would agree to limit the screens to 25% down. Mr. Camia asked if she would consider keeping the current size of the pergola with the retractable screens. Joshua Subin stated that written restrictions from Toll Brothers or the Edge-on-Hudson Homeowners Association could be submitted for the record but may not be binding on future applications as there wouldn’t be a contract between the Village and the developers. The Board could consider them if the HOA bylaws included the restrictions. Richard Gross asked Ms. Magnuson if she would have control over limiting the screens to close only a quarter of the way down. Mr. McCarthy stated that there might be a manual stop-limit switch option that the manufacturer could install. David Smith asked Mr. Subin if a condition could be added to the resolution requiring the screens to be removed if the unit is sold. Mr. Subin stated that it could be an agreement with the homeowner, but it could not be a mandatory condition of approval. Ms. Magnuson said she would agree to the condition as she is not planning on moving. Chairperson Krakauer stated that the Board would consider her presentation and adjourn for a discussion at the October 17, 2024 meeting. 6. One Kingsland Owner, LLC, 308-318 Legend Drive, Proposed (6) unit townhome building, Amended Site Plan & Architectural Review Approval – Preliminary Presentation Bill McGuiness stated that he is from SunHomes. Mr. McGuiness stated that the building would include six units, two 22-foot-wide end units and four 20-foot-wide interior units. He intends to follow the design guidelines related to the “Kit of Parts” elements related to balconies, bay windows, and brick color. The massing is proposed to step in and out by two feet, with the parapet height lines going up and down by one foot with black railing. The proposed changes include two-story bay elements on the two end units and a one-story mid-block recessed bay with a balcony and awning over it. Exterior spaces will have a patio below and a deck above it. Mr. McGuiness stated that he received the review letter and clarification notes have been added, and the changes have been made, including adding more windows to the side elevation of the 5 (9/19/24) �ground floor. He requested not changing the details related to those identical to the approved kit of parts items from the previously approved building and cited the shrouds around the HVAC equipment as an example. Chris Camia stated that the on-site constructed HVAC shrouds are not enclosed, and the equipment is visible to homeowners. Mr. Camia suggested that fully enclosing the HVAC equipment would improve the visual element of a dense development site. Mr. McGuiness stated that the application proposes an enclosure with three-foot openings for equipment access. Since the equipment would face the ends of the building and not the front, he doesn’t see angles where exposed equipment would be visible from below. Mr. Camia suggested using a secure removable panel without changing the material or making it a parapet wall. The equipment's visibility relates to its impact on the homeowners' view from fourth-floor balconies. Mr. McGuiness stated that he would add panels for the mechanical equipment enclosure. Chairperson Krakauer stated that the delineation of the vertical lines and staggering of the building at the rear elevation seem uniform compared to the front elevations. Mr. McGuiness stated that he would consider changing the proportions of the window sizes and patterns and periodically raising and lowering the tops of the bays along the back. Mr. Camia asked if the bricks would be different colors from unit to unit. Mr. McGuiness stated that two different brick colors are proposed from unit to unit. Benjamin Nielsen asked Mr. McGuiness to describe the proposed trees between the units. Chairperson Krakauer asked Mr. McGuiness if the drainage for the planter boxes was sufficient. Mr. McGuiness stated that the trees proposed between the units are an important design element. Honey locust trees were suggested for handling the wind load and unattentive watering. The drainage for the planter boxes is worked out. The design intends to create privacy between the units without fencing and walls. Richard Gross suggested using bushes between the units and stated that the Honey Locust trees grow tall and would not provide privacy. Mr. McGuiness stated that the trees are an architectural gesture and not intended to provide privacy. Mr. Nieslen asked if the option for elevators will be offered, how accessibility would be provided at the front of the units and if all the units have a uniform number of front steps. Mr. McGuiness stated that accessibility access would be provided from the garage and that no accommodations are proposed from the front of the units. The architectural renderings do not 6 (9/19/24) �match the civil plans, which detail the steps correctly. He will add notes to the architectural illustrations to show how the steps differ from unit to unit. Mr. Nielsen asked if pergolas or shade structures are proposed for the fourth floor. Mr. McGuiness stated that he plans to offer solutions that do not include a structure on the fourth floor. He is considering awnings or overhangs to provide options to expand coverage of the outdoor spaces. Mr. Nielsen requested that the proposed option for the fourth-floor outdoor spaces be included and submitted with the current application. Chairperson Krakauer requested that Mr. McGuiness consider fabric alternatives for the awnings and submit detailed renderings and material specifications. Mr. McGuiness stated that he would submit a sample of the awning fabric. Chris Camia asked if the Home Owner’s Association (“ HOA”) would be responsible for the warranty and replacement of the awnings and if an extended warranty would be offered. Mr. McGuiness stated that he is not prepared to discuss the details of extending the manufacturer's warranty. The HOA would be responsible for it. Mr. Nielsen requested that the gas meter locations and proposed screening be submitted on the drawings. Mr. McGuiness stated that he intends to cluster the meters on the ends of the buildings so they are not visible from prominent building elevations. He will submit details for the meter locations and the proposed screening. James Natarelli asked if the end unit fireplaces include exhausts on the end walls. Mr. McGuiness stated that the fireplaces would be ventless and not offered in bedrooms. All air intakes and exhaust penetrations, besides the bathroom exhaust, vent through the roof. Chairperson Krakauer adjourned the application to the October 17, 2024 meeting. No action was taken. 7. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan Approval – Preliminary Presentation 7 (9/19/24) �The Board received an adjournment request from the Applicant’s architect on September 17, 2024. The application was adjourned to the October 17, 2024 meeting. 8. KWD Realty, LLC, 309-315 North Broadway, Proposed mixed-use building, Site Plan & Architectural Review Approval – Preliminary Presentation Bruno Pietrosanti stated that he is the project architect representing the owner, Mr. Karl Dibble. Mr. Pietrosanti stated that the proposed self-storage building and two-story drive-thru café would appropriately use the site’s topography slopes and highly visible location. Self-storage buildings would generate less traffic than retail buildings and be utilized by occupants of newly constructed multi-residence buildings on the waterfront, which do not include large closets or storage space. Mr. Pietrosanti described where the entrance driveways, parking, and structures are proposed on two levels. The application requires variance approvals from the Zoning Board of Appeals for the building height and drive-thru fast food use. The proposed building complies with zoning regulations for bulk and setbacks. Since the Village of Sleepy Hollow Code does not include specific legislation or written parking requirements for self-storage structures, they used the National Storage Organization standards to determine that the parking is compliant. Mr. Pietrosanti asked if the Planning Board interprets parking requirements or if the Zoning Board of Appeals reviews the parking requirements based on the recommendation by the Board. Sean McCarthy stated that when the Zoning Code doesn’t specifically designate land-use parking requirements, the Planning Board will decide based on staff input. Mr. Pietrosanti described the renderings and stated that upon the Board’s recommendation to move forward with the concept plan, he would prepare more detailed renderings using the actual site photographs and include more landscaping details. Chairperson Krakauer stated that the site is a critical gateway to the inner Village from Route 9. Due to the topography of the sloping site, the height of a big building would appear larger. She suggested that the architect consider incorporating step-back designs to minimize the aesthetics of the buildings massing. Ms. Krakauer suggested having most of the parking spaces at the property's rear to shield visibility from the street. Mr. Pietrosanti stated that the parking would be well-hidden behind retaining walls, landscaping screening, and setback from the street. Ms. Krakauer suggested that changing the façade materials could produce a less industrial appearance for a storage facility and suggested that Mr. Pietrosanti consider some of the architectural details of the Edge-on-Hudson Development as a reference. Mr. Pietrosanti stated that windows are not typical for storage facilities. The plans proposes translusant panel materials that would allow light into the buildings and create the appearance of windows. Karl Dibble stated that he is the owner of the property. Mr. Dibble stated that the site of the Southside Bank in Irvington was used to create the renderings for the storage buildings and that the design is similar to neighboring buildings and the proposed medical office building. The 8 (9/19/24) �examples of existing self-storage facilities provided to him from the Village Planner would not fit with the neighboring buildings. The footprints of the proposed buildings are designed to fit with the different property grades. The existing site parking is open, and the proposed plan would include landscape screening and walls that would look better from the road. Mr. Piestrosanti stated that the plan was based on the zoning requirements of a commercial building. Mr. Dibble stated that gas stations in the Village and his current business utilize drive-thru conditions, which deal with traffic difficulties. A self-storage facility would have less traffic impact on the Village than the current business use or an apartment building and would have the least impact on the water, sewer, or school systems. Chris Camia asked Mr. Dibble to describe how the self-storage building relates to the café. Although the storage facility traffic would be periodic, the drive-thru café would result in traffic. Mr. Dibble stated that a drive-thru establishment like Dunkin Donuts or Starbucks would benefit him economically when the storage business is slow and frequently used by the Village residents. The two-lane driveway would help accommodate traffic for both uses and provide a balance to the site. Clare Trappasso expressed concern about traffic during peak commute times and school hours and requested that a traffic study be completed. She also suggested that the applicant consider making the buildings aesthetically pleasing. Chairperson Krakauer asked the applicant to submit site turning radius diagrams to ensure emergency vehicle access. Mr. Dibble stated that if he eliminated the café, he would request a larger self-storage building, requiring more variances. The proposed buildings will look better than the trucks currently parked on site. Benjamin Nielsen and Chris Camia expressed concerns regarding the proposed building massing and height from an architectural review perspective. They explained that the Planning Board considers whether there would be excessive dissimilarity with adjacent properties and whether the uses are needed in the Village. They described the five-factor criteria methods the Zoning Board of Appeals will review for the requested height variance. Mr. Nieslen suggested lowering the building height, expanding the footprint, and having the building overhang the parking. The Board, applicant, and architect discussed how the building's mass could be reduced and incorporated into the street frontage, and how the concept plan conforms with the zoning setback requirements. Mr. Camia asked Mr. Piestrosanti to describe the basement levels. 9 (9/19/24) �Mr. Piestrosanti described the two property grade levels, with the basement levels below and exposed above grade. Mr. Dibble stated that the three existing curb cuts would remain, and the drive-thru café would be at street level. Chairperson Krakauer requested that a landscape plan be submitted. Chairperson Krakauer solicited comments from the consultants. James Natarelli stated that he can't start his review until the site engineering plans are submitted to include grading, utilities, stormwater management, erosion control, construction logistics, Mr. Piestrosanti asked who would be the lead agency. Mr. McCarthy stated that the Planning Board is the lead agency and that the concept plan should be finalized before it is submitted to the Zoning Board of Appeals. Mr. Dibble requested that the Planning Board be comfortable moving forward with the concept plan before completing the engineering drawings and landscape plan. Mr. Nieslen asked Mr. Piestrosanti if rooftop mechanical equipment was proposed and if there would be an elevator tower. Mr. Piestrosanti stated that the proposed hydraulic elevators would include a slight bulkhead, and the roof parapets would limit the view exposure. Mr. Dibble described the neighboring properties and stated that the rooftop mechanical equipment would not obstruct residential views. Mr. Dibble asked the Planning Board if they preferred the all-storage or the mixed-use concept. Joshua Subin stated that if the applicant wants to discuss what would be a good use for the site, he should discuss it with the Board of Trustees. The Planning Board reviews the application submitted. The Planning Board expressed concerns related to traffic and agreed that a study should be completed focusing on how the change of use would impact the intersection. David Smith decribed how a traffic engineer performs an analysis in relation to existing and proposed conditions for traffic flow on a main road intersection. The Planing Board can make a descision on the appropriateness of the application, specifically the drive-thru restaurant component. The application was adjourned to the October 17, 2024 meeting. No action was taken. 9. Joshua Egan and Jennifer Schwartz, 120 Gorey Brook Road, Proposed detached 10 (9/19/24) �garage and accessory dwelling. Site Plan & Architectural Review Approval – Preliminary Presentation Julie Evans is the architect representing the applicants. Ms. Evans stated that the applicants are proposing site improvements and a new garage with a second-story level for accessory uses, such as a home office or a dwelling unit. Jennifer Schwartz stated that she owns the property and described the existing property conditions. They intend to use the garage’s second story as a home office. A full bathroom is proposed to prepare the space for an accessory dwelling that may be needed for a relative or livein childcare provider. The additional parking area outside the garage would provide more accessibility for deliveries and parking on the property. Joshua Egan is the property owner and stated that he currently works in the basement, and when it rains, water comes through the brick. Ms. Evans described the property's conditions and stated that the applicant would remove the old shed and access drive located uphill on the property. She summarized the proposed renovations. The removal of the paved paths and driveway will reduce the amount of impervious surface. Ms. Evans presented context views and described how the garage would be viewed from the neighboring properties. The applicants will be requesting variance approval for the garage height. She described the proposed garage floor plans. Mr. Egan stated that there is a view easement agreement with their uphill neighbor. The proposed garage is within the acceptable building areas and will not obstruct their views. Chairperson Krakauer asked the consultants if a title report was necessary. Ms. Evans stated that they would submit the title report and easement agreement if they were not included in the submission. Based on the relative average grade, they determined that the roof height is 17 feet to the middle of the garage hip roof. She described the elevations and plans. Benjamin Nielsen stated that the west garage roof elevation is proposed to be higher than the main residence and asked if the garage could be relocated. There was a discussion with the Board, owners, and the architect regarding the placement of the garage and the roof height in relation to the main residence. Chairperson Krakauer asked Ms. Evans for the height difference between the garage and the main house. Ms. Evans stated the garage is proposed at eight feet taller than the main house. Chris Camia asked Ms. Evans to describe how water is mitigated coming down the hill. Ms. Evans stated that a drainage plan has been designed. James Natarelli stated that he could discuss his comments with the engineer directly. 11 (9/19/24) �Ryna Lustig is the landscape designer. Ms. Lustig stated the landscape plan is intended to manage the existing slopes behind the existing and proposed retaining walls and relocate as much of the existing plantings as possible. One Weeping Willow tree is proposed for removal. Ms. Lustig stated that the landscape plan includes tree and boulder steps. Ms. Lustig described the approach for the landscape designs. Chairperson Krakauer asked Ms. Lustig how many new trees were proposed. Ms. Lustig stated that two new trees are proposed. Chairperson Krakauer stated that the Village encourages planting native canopy species trees and suggested that the applicant consider planting a larger tree on the property similar to the one being removed. Ms. Schwartz stated they are restricted from planting trees in the view easement. Ms. Lustig stated that a tree could be added to the driveway area. Mr. Egan planted nine trees recently and said they would plant additional trees if requested. Chairperson Krakauer asked staff to confirm that if the proposed accessory dwelling unit is occupied for a purpose other than the owner's permitted use, an employment application would be required for someone else to live in it. Ms. Schwartz agreed that if they employed a live-in nanny, they would supply an employment agreement for them to live in the accessory dwelling. Mr. McCarthy stated that the applicants propose to use the space as a home office. If the accessory dwelling is approved and constructed, the owners will receive a Certificate of Occupancy based on the approval. The R-1 zoning district permits accessory dwelling quarters for full-time domestic employees, home professional use, or home office. Laurel Gaffney is the application engineer. Ms. Gaffney summarized the engineering plans related to impervious coverage, drainage and stormwater plans, and how the basement and site water issues will be mitigated. The percolation tests have not been completed yet. James Natarelli requested that the engineer perform the percolation tests. Chairperson Krakauer moved to refer the application to the next available Zoning Board of Appeals agenda and to schedule a Planning Board public hearing pending ZBA approval. Moved: Gross Seconded: Camia Chairperson Krakauer- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes 12 (9/19/24) �Vote 5-0 10. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block OP & N Amended Preliminary Subdivision Plan- Preliminary Presentation Craig Tompkins is the Construction Manager for Lighthouse Landing Communities, LLC A title company determined that minor corrections are required to the approved map, which defined the lots for Block O/P & N and the future waterfront north buffer. Only one remaining lot is on the subdivision map, which will ultimately be a tax lot by for Simone Development. The corrections do not include changes to lot sizes. Corrections include adding and removing distances and renaming easements. Chairperson Krakauer stated that consultants need to review the map. Mr. Tompkins asked if accommodations could be made so that the subdivision map could be signed before the next meeting. Joshua Subin stated that he has no objection to the Chair signing the map contingent on the ministerial changes as a condition of the approval so they can vote on it tonight. David Smith stated that the Board could vote to approve the application now and direct him to draft a resolution, provided the map is subject to the review of the Village Engineer and the Building Department. Chris Camia moved to approve the application now and direct David Smith to draft a resolution, with the condition that the approval be contingent on the Village Engineer and the consultants' review. Moved: Camia Seconded: Nielsen Chairperson Krakauer- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 9. Approval of minutes, July 18, 2024 Benjamin Nielsen moved to approve the July 18, 2024, meeting minutes. Moved: Nielsen Seconded: Trappasso Chairperson Gebler- yes Richard Gross- abstained Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 4-1-0 13 (9/19/24) �Chairperson Krakauer adjourned the meeting at 9:55 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 14 (9/19/24) �Exhibit #1 �Exhibit #2 �Exhibit #3 �Exhibit #4 RECEIVED SEP 1 9 2024 BUILDING DEPT VILLAGE OF SLEEPY HOL LO -----Original Mcssagc----From: Dara Murano <dara.morano@gmail.com> Sent: Thursday. September 19. 2024 12:29 PM To: James I lussclbce <Jhusselbcc@slccpyhollowny.org>: Thomas Andruss <tandruss@slccpyhollowny.org>: Lauren Connell <lconnell@slccpyhollowny.org>: Jared Rodriguez <jrodriguez@sleepyhollowny.org>: Denise Scaglione <dscaglione@slecpyhollowny.org>: Patrick Sheeran <PShccran@slccpyhollowny.org>: Scan McCarthy <smccarthytgslccpyhol lO\vny .org> Subject: 36-38 Beckman Public Comment To Chairperson Krakauer and the Planning Board : /\s a Village resident. it is important to 111) famil) that the Village docs not permit a cannabis dispensary at 36-38 Beckman which is in extremely close proximity to the Morse Elementary School and the school's playground. This is an incredibly inappropriate and unsal"c location lor this type of business. Please do everything possible to ensure this docs NOT open at this location. The safety of the children of this community should be cveryone·s number I priority. Thank you for your efforts. Dara Morano W �Exhibit #5 �Exhibit #6 �Exhibit #7 �Exhibit #8 �Exhibit #9 � 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_2024-09-19 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/5a86cb7928cfb411494d6764db0dfd3d.pdf 14bbc824b7bc405cb7a88af93a8f31d6 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_2023-09-21_61 Howard St 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/dab12fc290d5d07f789c8c63b803e123.pdf ce50402478752eb3c7b6f8cfc2840e84 PDF Text Text Village of Sleepy Hollow Planning Board Minutes October 20, 2022 The regular meeting was called to order at 7:00 PM by Chairperson Hsu. Chairperson Hsu summarized the agenda. Present: Marjorie Hsu, Chairperson Kersten Harries Erin Carney Lindsay Krakauer Matthew Brennan Rachelle Gebler Also Present: Joshua Subin, 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 Agenda: 1) Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, Site plan approval- Continued public hearing 2) Village of Sleepy Hollow, Statue Island Park, Proposed improvements- Resolution 3) Village of Sleepy Hollow, Pocantico River and Devries Park, Proposed improvementsResolution 4) Westchester County Department of Public Works, Parks, Recreation and Conservation, Kingsland Point Part, Bulkhead replacement, Wetlands Watercourse Permit approval- Resolution 5) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P & N Townhomes Phase II, Block N Amenities and proposed sales office, Site Plan & Architectural Review Board approval- Continued public hearing 6) Phelps Hospital/Northwell Health, New York SMSA Limited Partnership (Verizon Wireless), Wireless communications permit, Amended Site Plan- Resolution 7) 46 Hudson St., LLC/Alex Tseng, 46 Hudson Street, Proposed three-family residence, Site Plan approval – Presentation 8) LL Parcel E, LLC, Edge-on-Hudson Riverfront Development, 201 Horseman Boulevard (Building E-3), Utility enclosure, Amended Site Plan approval - Preliminary presentation 9) Gabe Realty Corp., 305 North Washington Street, Proposed three-family residence, Site Plan approval - Preliminary presentation 10) Zoning Code amendments, Special Permit uses- RF District 11) Approval of minutes, September 22, 2022 1 (10/20/22) �1. Franceso Alesci, 135 Beekman Avenue, Proposed multi-family building, Site Plan approval-Continued public hearing Chairperson Hsu stated that the applicant has requested an adjournment to the November 17, 2022 meeting. Motion was made to open the public hearing. Moved: Hsu Seconded: Krakauer 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 November 17, 2022 meeting. Moved: Hsu Seconded: Gebler Vote 6-0 2. Village of Sleepy Hollow, Statue Island Park, Proposed site improvments-Resolution Chairperson Hsu requested that David Smith read the highlights of the draft resolution. David Smith stated that the resolution details the history of the application review by the Planning Board. The Board of Trustees adopted a change in the Local Law amending Chapter 450-1 of the Village Code, which allows them to classify projects as a Village Use and to determine that certain project are not subject to Planning Board review. This resolution concludes the review by the Planning Board. Motion was made to adopt the resolution. Moved: Hsu Seconded: Brennan Chairperson Hsu - yes Kersten Harries - yes Lindsay Krakauer - yes Erin Carney- yes Rachelle Gebler- yes Matthew Brennan- yes Vote 6-0 APPROVED 3. Village of Sleepy Hollow, Pocantico River and Devries Park, Proposed site improvements- Resolution Chairperson Hsu requested that David Smith read the highlights of the draft resolution. David Smith stated that the resolution details the history of the application review by the Planning Board. The Board of Trustees adopted a change in the Local Law amending Chapter 450-1 of the Village Code, which allows them to classify projects as a Village Use and to determine that certain project are not subject to Planning Board review. This resolution concludes the review by the Planning Board. 2 (10/20/22) �Motion was made to adopt the resolution. Moved: Hsu Seconded: Carney Chairperson Hsu - yes Kersten Harries - yes Lindsay Krakauer - yes Erin Carney- yes Rachelle Gebler- yes Matthew Brennan- yes Vote 6-0 APPROVED 4. Westchester County Department of Public Works, Parks, Recreation and Conservation, Kingsland Point Park, Bulkhead replacement, Wetlands Watercourse Permit approvalResolution Chairperson Hsu requested that David Smith read the highlights of the draft resolution. David Smith stated that although the Village of Sleepy Hollow manages and maintains Kingsland Point Park, the park is owned by Westchester County. The Village requested that Westchester County participate in the approval process. During the course of the Planning Board’s review, the County invoked Title 19 of the New York Code Rules and Regulations (“NYCRR”), Chapter 1201.2 indicating that they are responsible for the administration and enforcement of the Uniform Code with respect to buildings, premises, and equipment in the custody of activities related thereto, undertaken by the County. Moreover, the County DPW has a Code Enforcement Officer that will review, inspect, and administer the New York State Building and Fire Code. Therefore, the County concludes that they do not have to obtain a Building Permit and a Certificate of Occupancy from the local municipality. This resolution concludes the review of the Planning Board. Motion was made to adopt the resolution. Moved: Hsu Seconded: Krakauer Chairperson Hsu - yes Kersten Harries - yes Lindsay Krakauer - yes Erin Carney- yes Rachelle Gebler- yes Matthew Brennan- yes Vote 6-0 APPROVED 5. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, 3 (10/20/22) �Block O/P & N Townhomes, Phase II, Block N amenities and proposed sales officeSite Plan & Architectural Review Board approval Motion was made to open the public hearing. Moved: Hsu Seconded: Harries Vote 6-0 Peter Chavkin is a Managing Member of Biddle Real Estate Ventures on behalf of the Applicant. Mr. Chavkin stated that they are happy with the copy of the draft resolution that they received from the Village staff. Chairperson solicited comments from the Board. David Smith asked Peter Chavkin to confirm the total number of proposed parking spaces. Peter Chavkin stated there were originally 44 parking spaces proposed at Block N. When they split the ADA parking stalls in September to have one parking stall in front of each building, it reduced the proposed parking to 43 spaces where the required number of parking spaces is 41. Chairperson Hsu solicited comments from the consultants. There were no comments from the Board and consultants. Motion was made to close the public hearing. Moved: Hsu Seconded: Gebler Vote 6-0 Chairperson Hsu requested that David Smith read the highlights of the draft resolution. David Smith read the resolve clause and the conditions of the resolution. Motion was made to adopt the resolution. Moved: Hsu Seconded: Brennan Chairperson Hsu - yes Kersten Harries - yes Lindsay Krakauer - yes Erin Carney- yes Rachelle Gebler- yes Matthew Brennan- yes Vote 6-0 APPROVED Chairperson Hsu requested that Peter Chavkin attend an upcoming meeting to provide an update on the heating cooling energy solutions for the future development. Chairperson Hsu stated that the Block I buildings were proposed and approved as all electric and that gas boilers were installed. Peter Chavkin stated that he would reach out to the developers to determine what energy solutions have been completed and what is planned in the future buildings. 4 (10/20/22) �6. Phelps Hospital/Northwell Health, New York SMSA Limited Partnership (Verizon Wireless ), Wireless communications permit, Amended Site Plan – Resolution Chairperson Hsu stated that the Board waived the public hearing and prepared a draft resolution. Chairperson Hsu asked Mr. Sheridan if his concern with the draft resolution has been resolved. Michael Sheridan is an attorney with Snyder & Snyder, LLP representing the applicant. Mr. Sheridan stated they have revised the facility design to match what exists now. There was a discussion regarding the language of a resolved clause in the draft resolution as it relates to the Planning Board approval, permits, and expiration dates. David Smith read the resolve clauses and the conditions of the draft resolution. Motion was made to adopt the resolution. Moved: Hsu Seconded: Harries Chairperson Hsu - yes Kersten Harries - yes Lindsay Krakauer - yes Erin Carney- yes Rachelle Gebler- yes Matthew Brennan- yes Vote 6-0 APPROVED 7. 46 Hudson St., LLC/Alex Tseng, 46 Hudson Street, Proposed three-family residence, Site Plan approval- Presentation Brian Hopkins is the architect representing the applicant. Mr. Hopkins stated that revisions were made to the application as per the suggestions received from the Board. The proposed changes include relocating the driveway to the South side of the building and moving the building forward to maintain the street line with the adjacent buildings. The application proposes to move the parking into the rear yard where the cars will be required to pull in and back directly out. The proposed trash enclosure will be located in the rear yard. Open green space and landscaping is proposed in the front yard. Chairperson Hsu solicited comments from the Board. Rachelle Gebler and Kersten Harries agreed that the incorporation of the Boards suggestions has improved the proposed project. Chairperson Hsu stated that she likes the green space proposed in the front of the building and that the added street tree will enhance the streetscape. Ms. Hsu stated that the Fire Code requires a 3-foot side yard setback from the property line and asked Mr. Hopkins to provide details on how they propose to remedy the issue with the proposed design. 5 (10/20/22) �Brian Hopkins stated that the proposed setback is 2 feet, 7 inches. They propose to remove the (4) windows on the north side of the building and add a fire-rated wall. The floor plan would suffer if they removed 5 inches from the width of the building. Rachelle Gebler asked what rooms are on the other side of the windows proposed for removal. Mr. Hopkins stated that the kitchen abuts the windows on the north side. Matthew Brennan stated that he is concerned that removing the windows may create a precedent and that there may not be enough natural light. Rachelle Gelber asked if windows are permitted on a fire-rated wall. Brian Hopkins stated that the windows would have to removed completely and that the same situation was approved at 34 Hudson Street, so there is already precedent. Kersten Harries asked Mr. Hopkins for the distance between the 34 Hudson Street building and the neighboring building to the North, and for the distance between the proposed 46 Hudson Street building and the neighboring building to the North. Mr. Hopkins stated that the sideyard setback is between 6-9 inches at 34 Hudson Street, and that the setback between the 46 Hudson building and the property line is 2 feet, 7 inches. Alex Tseng is the owner of the property. Mr. Tseng stated that there is 2 feet from the 46 Hudson Street property line and the neighboring building to the North. The first floor bedroom plan interacts with the kitchen. If they move the building 5 inches, and keep the kitchen the same size, the bedroom would be less than 10 feet wide. Sean McCarthy asked Mr. Hopkins is there is room to shift the southern wall 5 inches. Mr. Hopkins stated that the southern wall is set 10 feet from the property line and that it is already tight for car access. Rachelle Gebler asked if there is light coming into the kitchen. Mr. Hopkins stated that there are lots of windows on the south side of the building, the street frontage brings light into the kitchen, and the repositioning the of the building allows for more southern exposure. Chairperson Hsu asked Mr. Hopkins if he has finalized the lot calculations required for a referral to the ZBA. Mr. Hopkins stated that the Applicant will be requesting approval for (5) variances. Kersten Harries suggested that the Planning Board refer the application the ZBA. Sean McCarthy suggested that the Board schedule the Planning Board public hearing for the December meeting pending the approval the ZBA. 6 (10/20/22) �Motion was made to refer the application to the Zoning Board of Appeals for the December 21, 2022 meeting and to schedule a public hearing for the December 22, 2022 Planning Board meeting. Moved: Harries Seconded: Gebler Vote 6-0 8. LL Parcel E, LLC, Edge-on-Hudson Riverfront Development, 201 Horseman Boulevard (Building E-3), Utility enclosure, Amended Site Plan approval – Preliminary Presentation Mark Gratz is an associate with DTS Provident Design Engineering, LLP representing the applicant. Mr. Gratz stated that in March of 2021 they received approval for the installation of a gas enclosure and a screen wall to hide the gas meters and regulators for Building E-3. Due to Con Edison service and clearance requirements, the size of the original enclosure is no longer adequate. The application proposes to install a second brick-clad enclosure at the southeast side of the building that will hold seven meters and one gas regulator. The proposed modifications require the shifting of a walkway and landscaping to make room for the enclosure. The proposed enclosure will be approximately 50 square feet with 5’ x 10’ walls. Mr. Gratz stated that as per the comments received from James Natarelli, they have added a floor drain to the structure. Kersten Harries suggested changing the orientation of the enclosure so that the solid brick wall faces the Tappan Zee Park and having the access from the backside of the building. Mark Gratz stated since the piping will be coming up from the east side of the building, it should not be a problem. Kersten Harries asked Mark Gratz to consider shifting the entire sidewalk to align with the other walkways instead of just the proposed enclosure area have a jog in it. Mark Gratz stated that having the slightly larger green space would be more beneficial to the residents than having a deeper foundation screening and there should not be a tremendous amount of flow going through from the parking lot to Tappan Zee Park. Chairperson Hsu stated that residents are expressing concerns for the utility screening at Building E-1 and asked if there are solutions incorporated into this proposal. Mr. Gratz stated that the second enclosure is proposed to meet the Con Edison size requirements and to be in line with the 2021 Amended Site Plan approval. Chairperson Hsu asked Mr. Gratz if he is confident that if they move the walkway, there will be ample space for residents and pedestrians. Mr. Gratz stated that the walkway is the standard 5 foot width. They expect limited public use of the walkways because the residents will mainly use it to access the parking. Mr. Gratz requested that the Board consider waiving the public hearing requirement. Chairperson Hsu asked Mr. Gratz if the current residents at Building E-1 have expressed concerns or comments regarding the metal screening installed. 7 (10/20/22) �Pete Galotti is an associate with Toll Brothers and stated that have received concerns in regards to the Building E-1 enclosure being too close to the road. The proposed enclosure at Building E3 will not have that issue. Kersten Harries asked Mr. Gratz to confirm that the enclosures will be constructed only of the the brick-clad material and not require the perforated metal panels approved at Building E-1. Mr. Gratz stated that the enclosure would be brick-clad material with a granite coping on the top to match and blend in with the building. Chairperson Hsu stated that the drawings noted the coping as metal. Mr. Gratz stated that they will make the change on the plan. Chairperson Hsu solicited advise on how to proceed. Sean McCarthy stated that if the Board is comfortable waiving the public hearing, the Board can vote to prepare a draft resolution of approval for the November meeting, pending receipt of the revised plans for the record. Chairperson Hsu asked Mr. Galotti for the estimated occupancy date for Building E-3. Mr. Galotti stated that the estimated occupancy date for Building E-3 is the summer of 2023. Motion was made to waive the public hearing and to direct David Smith to draft a resolution for approval at the November 17, 2022 meeting with the condition that the enclosure opening shall face the parking lot and not Tappan Zee Park, and that the revisions are made to the Amended Site Plan drawings and submitted as requested. Moved: Harries Seconded: Krakauer Vote 6-0 Chairperson Hsu - yes Kersten Harries - yes Lindsay Krakauer - yes Erin Carney- yes Rachelle Gebler- yes Matthew Brennan- yes Vote 6-0 APPROVED 9. Gabe Realty Corp., 305 North Washington Street, Proposed three-family residence, Site Plan approval - Preliminary presentation Gregory Caccioppoli is the engineer representing the applicant. Mr. Caccioppoli stated that the lot is currently vacant because a fire destroyed the previous structure. The proposed application is compliant with the Zoning Code requirements. The applicant will not be requesting variances. There will be no disturbances to the wetland or flood plain and there are no tree removals 8 (10/20/22) �required. Mr. Caccioppoli stated that the previous structure was a five-family residence that contained three bedrooms per unit requiring 12.5 parking spaces. The application proposes to construct a three-family apartment building with four bedrooms per unit where the required parking is 3 parking spaces per unit for a total of 9 required parking spaces. Mr. Caccioppoli presented the site plan and stated that there are three decks proposed on the second floor with patios on the ground floor. A walkway is proposed for access to the patios and for the residents to access the garbage collection area. Mr. Caccioppoli presented the elevations drawings and stated that he will modify the proposed siding material to be cement board, and change the front doors, garage doors, and fencing material to be wood. Mr. Caccioppoli stated that the application proposes three curb cuts on Howard Street for the driveways to three garages. Although the curb cuts will eliminate (3) on-street parking spaces, it will provide (3) off-street parking spaces for the residents. In order to provide (9) off-street parking spaces on the lot, they would have to eliminate the green space in the front yard on North Washington Street. Onsite parking would add impervious surface and require a larger stormwater system. David Smith asked Mr. Caccioppoli if the location of the proposed building is restricted by property setbacks. Mr. Caccioppoli described the property setbacks for the side, front, and rear yards and stated that the property setbacks would only allow him to move the building two feet to the left or the right. Chairperson Hsu asked Mr. Caccippoli if the applicant has considered putting the driveways and the garages in the back of the building. Mr. Caccioppoli stated that in order to put the garages in the rear yard, they would require 30 feet to make it usable and provide the proper turning radii for vehicles to get in and out of the site. There is no street in the rear of the property, only homes with private driveways. Although he has not performed a formal parking study, there seems to be ample parking spaces available on North Washington Street. Kersten Harries and Chairperson Hsu agreed that parking on the streets is an issue depending on the time of the day. Sean McCarthy stated that the primary front yard is on Howard Street because it has the widest street frontage. North Washington Street is the secondary front yard of the corner lot. The address of the property is North Washington Street because the previous building entrances and frontage were on that street. Mr. McCarthy suggested that the owner consult with the neighboring property owner for a possible driveway easement. Lindsay Krakauer suggested that the applicant try to leverage putting the driveways in the back with an easement so that there are more options to provide additional parking for the building and reducing the amount of parking spaces needed on the street. Sean McCarthy suggested that Mr. Caccioppoli determine the frontage calculations of the adjacent homes across the street on North Washington and Howard Street to see if aligning the front yard of the proposed structure closer to the street would open up opportunities for the rear and sides of the building. 9 (10/20/22) �Kersten Harries stated that the Code allows you to reference the adjoining neighbor’s front yards without seeking a variance. The Boards preference is not to have the driveways on Howard Street, as less street parking spaces would be removed and it would be safer for pedestrians. Chairperson Hsu stated that it would be more aesthetically appealing to have the driveways and the garages in the rear yard and to provide more green space in the front. Kersten Harries asked Mr. Caccioppoli what is proposed for the ground floor space. Mr. Caccioppoli stated that the ground floor space would be for storage and laundry. Kersten Harries suggested revising the proposed façade and elevations to show architectural articulation of the units to breakdown the massing of the building. Ms. Harries stated that more plantings be added to the greenspace areas and suggested adding trees to replace the mature trees that were once part of the site. David Smith suggested that Mr. Caccioppoli show how the site plan would work in relation to providing two parking spaces per unit verses three and how it relates in needing a variance. Rachelle Gebler stated that the Board likes greenspace and does not want the site paved over. Erin Carney suggested that Mr. Caccioppoli use the Lower Beekman Design Standards Booklet adopted by the Village for a reference as suggestions for dormers and windows that will fit in with the character of the street. Mr. Caccioppoli stated that he will rework the design of the structure based on the parking and that he probably will not be prepared to come back to the Board until the December meeting. No action was taken. 10. Zoning Code amendments, Special Permit uses- RF District Chairperson Hsu asked the Board members if they have any concerns for allowing medical offices in the Riverfront District. There were no concerns from the Board. David Smith stated that he would prepare a recommendation to the Village Board of Trustees. 11. Approval of minutes- September 22, 2022 Motion was made to approve the September 22, 2022 minutes. Moved: Hsu Seconded: Krakauer Chairperson Hsu - yes Kersten Harries - yes Lindsay Krakauer - yes Erin Carney- yes 10 (10/20/22) �Rachelle Gebler - yes Matthew Brennan- yes Vote 6-0 APPROVED Motion was made to adjourn the meeting at 8:30 PM. Moved: Hsu Seconded: Gebler Vote 6-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 11 (10/20/22) � 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_2022-10-20_Approved Planning Board Minutes 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/8534d57237a306cd91b1b6187f16cac2.pdf 2687edfc37d8361da288945065f75808 PDF Text Text RESOLUTION Adopted at the March 18,2021 Meeting of the Village of Sleepy Hollow Planning Board RESOLUTION: Wetland and Water Course Permit Approval PROPOSED: Addition and Alterations to Single Family Residence LOCATION: 7 Birch Close TAX MAP DESIGNATION: Section 110.11, Block 1, Lot 24 ZONING: R-2A Residential WHEREAS, the Planning Board of the Village of Sleepy Hollow (the Planning Board) has reviewed an application for a Wetlands and Watercourse Permit approval (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 porch, deck, patio, connecting stairs and walkways, roofed entry porch along with accompanying stormwater management system (the Proposed Action); and WHEREAS, the Application is submitted on behalf of Karen Perkins and Edward Dandridge (the Applicant); and WHEREAS, the Planning Board has reviewed the following materials: 1. Planning Board application, dated 2/1/21, submitted by Mitchell Koch, AIA on behalf of the Applicant, along with revised Zoning Compliance Form and related updated site plan forms submitted 2/9/21, 2/10/21. 2. Plan set for the subject site: Survey of Property prepared by Line and Grade Surveyors, D.P.C dated 11/14/20; Site Plan/Area Map/Photo Rendering prepared by Mitchell Koch dated 12/31/20; Deck and Patio Construction Plan prepared by Mitchell Koch last revised 1/19/21; Stormwater Management Plan prepared by Hudson Engineering 8i Consulting, P'.C. (HEC) last revised 3/3/21; Demolition Plans prepared by Mitchell Koch last revised 2/8/21; Lower Level Construction Plan prepared by Mitchell Koch last revised 2/8/21; Upper Level Construction Plan prepared by Mitchell Koch last revised 2/8/21; Page 1 of 3 �Exterior Elevations prepared by Mitchell Koch last revised 1/19/21; Building Sections prepared by Mitchell Koch last revised 1/19/21; 3. Short Environmental Assessment Form, dated 2/2/21 signed by Mitchell Koch; 4. Coastal Assessment Form prepared by Beth Evans, dated 2/2/21; 5. Mitigation Planting Plan prepared by Evans Associates Environmental Consultants, Inc. dated 2/24/21 6. Stormwater Management Plan and Drainage Analysis prepared by HEC dated 3/3/21; 7. Siding and Outdoor Lighting Plan with representative samples submitted by Mitchell Koch 3/4/21; 8. Review memoranda from Dolph Rotfeld Engineering, Division of Al Engineers, Inc., P.C. dated 2/11/21 and 3/12/21; 9. Review memoranda from Planning & Development Advisors dated 2/8/21 10. Response letters dated 2/9/21 and 3/4/21 from Mitchell Koch; WHEREAS, the proposal was discussed by the Planning Board at a public meeting held at Village Hall on 2/18/21, and at a public hearing held on 3/18/21 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; and 4. Held a duly noticed public hearing. NOW, THEREFORE, BE IT RESOLVED, that the Planning Board, after review of the materials submitted, public comments and recommendations and the EAF and Chapter 418.9 of the Sleepy Hollow Code has determined that the proposed action is a Type II Action and makes a determination of nonsignificance of environmental impact and that the Proposed Action is not subject to further environmental review; and be it further RESOLVED, that the said Application for wetland buffer disturbance relative to construction of a porch, deck, patio, connecting stairs and walkways, roofed entry porch with accompanying stormwater management system plan as dated 3/3/21, 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 Page 2 of 3 �ail 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. 2. Compliance with Chapter 418-14 of the Sleepy Hollow Code. 3. Documentation, sufficient in form and substance for the Village Engineer that the list of items outlined in the Village Engineers 3/12/21 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 VILLAGE OF SLEEPY HOLLOW il, A Date undersigned CjSierh/beputy Clerk, do hereby certify thit the foregoing is a true copy of an extract duly adopted by the Board of Trustees/Planning/Zoning of the Village of Sleepy Hollow, on the /S day of r^tzy^L , 20 SL! and of the whole thereof, and I further certify that the same was entered into the minutes of the meeting of said Board of Trustees/Planning/Zoning held on said date. IN WITNESS WHEREOF, I have hereunto set my hand and pityiahsepl this !(f day of fh?ML . 20JLL Clerk a 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_2021-03-18_7-Birch-Close-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/e9eb746e037fc83cf1a5075786f0b429.pdf adf2252d70961227c8a538cb5ae83b2b 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_357-363 Hollows Pass Amended ARB 3-19-26 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/ef3d26ec3b269cacb5c67d4a4081adc9.pdf e0d8bad4fd3ba3f92f945b22a3a0027e 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_321-327 Hollows Pass 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/09578287ed191ace4c21273db784ad36.pdf 2dd47076a8d6492dc0f15dbc481ead58 PDF Text Text Village of Sleepy Hollow Planning Board Minutes July 18, 2024 Chairperson Gebler called the regular meeting to order at 7:11 PM. Chairperson Gebler stated that SDC Lighthouse Landing Realty, LLC has requested an adjournment to the September 19, 2024 meeting. Present: Rachelle Gebler, Acting Chairperson Richard Gross Benjamin Nielsen Clare Trapasso Chris Camia Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Lindsay Krakauer Caroline Chen Agenda: 1) Marcelo Poguio, 80 Depeyster Street, Proposed three-family residence, Site Plan and Architectural Review Approval- Continued Public Hearing /Draft Resolution 2) Kendal-on-Hudson, 1010 Kendal Way, Proposed additions and alterations, Amended Site Plan and Architectural Review- Draft Resolution 3) T-Mobile Northeast, LLC, 28 Beekman Avenue, Wireless Communications Permit, Site Plan Approval- Draft Resolution 4) SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development, Block A Proposed medical office building, Site Plan and Architectural Review ApprovalDraft Resolution 5) One Kingsland Owner, LLC, 401-403 Legend Drive, Proposed revisions to the Amenities Building, Amended Site Plan & Architectural Review Approval- Draft Resolution 6) Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review Approval- Public Hearing 7) Quality High, LLC, 36-38 Beekman Avenue, Proposed cannabis dispensary, Site Plan Approval- Presentation 1 (7/18/24) �8) Phelps Hospital-Northwell Health, 701 North Broadway, Proposed Behavioral Health Garden, Amended Site Plan & Architectural Review- Preliminary Presentation 9) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III-Waterfront Open Space, Proposed transformer location- Discussion 10) Approval of minutes, June 20, 2024 1. Marcelo Poguio, 80 Depeyster Street- Proposed three-family residence, Site Plan and Architectural Review Approval- Continued Public Hearing/Draft Resolution Pat Costabile stated that he represents the Applicant on behalf of the engineer. Mr. Constabile stated that the Applicant has agreed to the recommended Site Plan changes discussed with the Building Department. Chairperson Gebler solicited comments from the public. There were no comments from the public. Benjamin Nielsen moved to close the public hearing. Moved: Nielsen Seconded: Trapasso Vote 5-0 David Smith read the revised resolve clauses and conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Trapasso Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen-yes Chris Camia- yes Vote 5-0 2. Kendal-on-Hudson, 1010 Kendal Way, Proposed additions and alterations, Amended Site Plan & Architectural Review Approval- Draft Resolution John Hughes is the attorney representing the Applicant. Mr. Hughes stated that the Applicant has reviewed the draft resolution and has no requests for changes. David Smith read the conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Trapasso Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes 2 (7/18/24) �Chris Camia - yes Vote 5-0 3. T-Mobile Northeast LLC, 28 Beekman Avenue, Wireless Communications Permit Site Plan Approval David Kenny is an attorney with Snyder & Snyder, LLP, representing the Applicant. Mr. Kenny stated that he approves the revisions to the draft resolution discussed at the Work Session. David Smith read the conditions of the draft resolution. Benjamin Nielsen moved to approve the resolution. Moved: Nelsen Seconded: Gross Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 4. SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development Block A Proposed medical office building, Site Plan & Architectural Review- Draft Resolution The Board received an adjournment request from the applicant's attorney on July 17, 2024 The application was adjourned to the September 19, 2024 meeting. 5. One Kingsland Owner, LLC, 401-403 Legend Drive, Proposed revisions to the Amenities Building, Amended Site Plan & Architectural Review- Preliminary Presentation Bill McGuiness stated that he is present to answer questions and does not have a presentation for the meeting. Chairperson Gebler solicited comments from the Board. Benjamin Nielsen asked if the concerns related to the outdoor shower and sanitary sewer connections have been adequately addressed. James Natarelli stated that the revised plans show the shower basin is pitching to drain away from the pool deck. Mr. Natarelli suggested that the Applicant provide additional pitch details to show that stormwater would be prevented from entering the shower basin. Mr. McGuiness stated that the plans were revised based on the recommendations from his pool designer. He agreed to provide additional documentation as a condition of the approval. 3 (7/18/24) �Mr. Natarelli stated that the outdoor shower might also be subject to Westchester County Board of Health approval as part of the pool approval. There was a discussion regarding the conditions of the draft resolution. Chairperson Gebler moved to approve the resolution. Moved: Gebler Seconded: Gross Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 6. Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence Amended Site Plan & Architectural Review Approval – Public Hearing Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Camia Vote 5-0 Chairperson Gebler requested that the Applicant describe the proposed changes from the original Site Plan approval. Gregg Caccioppoli is the engineer representing the Applicant. Mr. Caccioppoli stated that no design changes have been proposed since the last meeting. Drawings were submitted to confirm that the property line setback to the driveway is five feet and to show vehicle maneuverability. Sean McCarthy requested that the Applicant summarize the proposed project for the public hearing. Ronald Pohl stated he owns the property. Mr. Pohl stated that changes from the original Site Plan include reducing the size of the house, eliminating the attic space, centering the house on the property, and relocating the garage to the front of the house. The exterior facade material changes include a combination of Hardie Board siding and brick. The size of the back porch has been reduced, and the pool has been centered. Benjamin Nielsen asked if the proposed siding is Hardie Board shake style. Mr. Pohl stated that a Hardie Board shake with a brick base wrapping around the back of the house is proposed. Mr. McCarthy requested that the Applicant present the rendering. Mr. Pohl stated they do not have the rendering presented at the last meeting. Chairperson Gebler asked the Applicant to describe the change in the amount of impervious surface. 4 (7/18/24) �Mr. Caccioppoli stated that reductions in proposed impervious surfaces include the number of cultecs, 1400 square feet of hardscape materials from the elimination of walls and walkways, and the relocation and reduction of the driveway size. Mr. Nielsen asked the Applicant to describe what is planned on the north side of the property where the driveway was previously approved. Mr. Caccioppoli presented the landscape plan and described the plantings proposed to screen the house from the neighboring property. Mr. Nielsen asked if this application proposes to preserve more of the existing trees and if more canopy trees are proposed. Mr. Pohl stated that the proposed tree removals remain the same. Chairperson Gebler stated that the Board suggests that Village Arborist re-evaluate the landscape plan based on the Site Plan changes. Mr. Nielsen stated that a review from the Village Arborist was a condition of the original approval and that removing trees that may fall in the future would affect Sleepy Hollow's character. Mr. Nielsen asked the Applicant to confirm if the proposed house height remains the same as originally approved. Mr. Pohl stated that the height of the proposed house remains the same. Chairperson Gebler solicited comments from the consultants. David Smith asked Mr. Caccioppoli to summarize the responses submitted to address the concerns received from Metro-North Railroad on July 16, 2024. ( See Exhibit #1) Mr. Caccioppoli stated that Metro-North questioned whether the integrity of the soil could support the pool's loads and that the construction would not encroach on their property or cause a collapse of retaining walls in the rear. The proposed walls are 3 ½ feet tall and are not considered structural. Deep soil testing confirms that there is bedrock at 5 feet deep. The stormwater plan includes a level spreader in the rear for storms larger than a 100-year storm event. James Natarelli stated that the level spreader is close to the property line on the south side. Mr. Natarelli suggested the engineer determine if the grades would allow for the level spreader to be moved to 10 feet from the property line. Mr. Natarelli asked Mr. Caccioppoli to describe how the previous house drainage performed, how the site drains now, and how the proposed drainage will handle stormwater in a 100-year storm event. Mr. Caccioppoli stated that the demolished house had roof leaders that flashed onto the ground, with water flowing onto the surface and onto the Metro-North property. The proposed stormwater plan includes an infiltration system that directs rain water runoff from the roof and 5 (7/18/24) �impervious surfaces into underground piping systems that store, percolate, and recharge groundwater. This will reduce stormwater runoff from flowing onto Metro-North property. Chairperson Gebler solicited comments from the public. There were no comments from the public. Benjamin Nielsen moved to close the public hearing, to receive written public comments to September 19, 2024, and to draft a resolution. Moved: Nielsen Seconded: Trapasso Vote 5-0 7. Quality High, LLC, 36-38 Beekman Avenue, Proposed cannabis dispensary, Site Plan Approval- Presentation Chairperson Gebler asked the Applicants if they had any further updates or communication from New York State. Matthew Nicoletti, one of the owners of Quality High, LLC, stated that New York State has confirmed communication with the Village but will not disclose details. Mr. Nicoletti offered to share the presentation documents and the proximity map that clarifies the setback requirements. He also submitted a copy of the New York State regulations for keeping children protected so the business does not appeal to anyone under 21 regarding packaging, advertisement, marketing, and displays. Chairperson Gebler requested that Mr. Nicoletti provide the Building Department with a digital copy of the State regulations and asked him to present the proximity map. Mr. Nicoletti asked Chairperson Gebler if the Board could confirm whether the Village had spoken with New York State. Mr. McCarthy stated that the Village has communicated with New York State. Mr. Nicoletti presented a labeled aerial view of the village to provide more details on the proximity setback calculations from schools and churches to the proposed dispensary location and surrounding businesses that sell alcohol and tobacco products. Mr. Nicoletti stated that the business is not a licensed consumption location. There will be no product consumption at the store. Chris Camia asked Mr. Nicoletti what protections would be in place to monitor patrons from consuming the products outside the store. Mr. Nicoletti stated that the guard at the door would monitor and enforce that products are not consumed outside the store. Clare Trappasso asked Mr. Nicoletti for the proposed hours of operation. 6 (7/18/24) �Mr. Nicoletti stated that they intend to be open from approximately 11:00 AM to 8:00 PM, seven days a week, but they are not sure if they will have staff to sustain those hours since it will be either himself or his partner running the store with the security guard. Chris Camia asked Mr. Nicoletti if New York State has restrictions on operation hours. Mr. Nicoletti stated that the State does not have restrictions on hours of operation, but they would be happy to discuss it with the Village. Richard Gross asked if the security guard would be armed. Mr. Nicoletti stated that the security guard would not be armed and that having guns at the facility would not create a comfortable environment. Nathan Lyons is a co-owner of Quality High, LLC and stated that they do not anticipate the need for an armed guard. Benjamin Nielsen asked Mr. Nicoletti to confirm the available parking for the business. Mr. Nicoletti stated that the building's parking lot is not intended for public use by its patrons. The dispensary would utilize available street parking like other businesses along Beekman Avenue. Sean McCarthy stated that there is no increase in parking demand based on the proposed use. Benjamin Nielsen asked if there were any concerns for the residents on the floor above. Mr. Nicoletti stated that their New York State small micro-business license restricts the cultivation or packaging of the products at the store's location. The cultivation facility is located in Peekskill, and a third party would transport products to the dispensary location. New York State tracks the product from seed to sale. Mr. Camia asked what type of vehicle would be used for the third-party transport from the cultivation facility to the store. Mr. Nicoletti stated that they are in the process of interviewing transport companies, but they anticipate using an unmarked van specializing in the cannabis industry. Mr. Nielsen asked Mr. Nicoletti to describe the proposed signage. Mr. Nicoletti presented a rendering of the proposed signage and stated that only the business's name Quality High would be on the building, and the front door would include painted lettering that says Quality High Farm & Dispensary. New York State has specific regulations regarding exterior and interior signage and product displays that they will inspect before approving the business to open. Sean McCarthy asked Mr. Nicoletti if they planned to include a sign within the building’s directory signage. 7 (7/18/24) �Mr. Nicoletti said he would include his business name in the directory signage if the Village permits it. Chairperson Gebler stated that directory signage is permitted as per the Code. Mr. Nielsen asked what color is proposed for the building signage. Mr. Nicoletti stated that the sign would be cream with deep purple lettering. Mr. McCarthy asked what they proposed for the sign material and size. Mr. Nicoletti stated that they have considered a hand-painted wood sign and are planning to meet with the local sign company to discuss other machine-painted options. Mr. McCarthy stated that the lettering needs to have dimension. Benjamin Nielsen moved to schedule a public hearing for the September 19, 2024, meeting. Moved: Nielsen Seconded: Gross Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen –yes Chris Camia- yes Vote 5-0 8. Phelps Hospital- Northwell Health, 701 North Broadway, Proposed Behavioral Health Garden, Amended Site Plan & Architectural Review Approval – Preliminary Presentation Jack Carman is a landscape architect representing the Applicant. Mr. Carmen stated that the proposed behavioral garden is specifically designed to meet the needs of the hospital's patients. Donna Maiello stated that she is a Senior Associate with DTS Provident Design Engineering, LLP, representing the Applicant for engineering. Mr. Carman presented an aerial view of the site and stated that the proposed garden location is on the north side of the main building, where open lawn space and picnic tables currently exist. Richard Gross asked Mr. Carman if the proposed garden location is in front of the 755 North Broadway building. Mr. Carman presented the Site Plan and stated that the proposed garden includes outdoor sitting areas, a covered pergola, seat walls, water features, and two arbors to mark the entrances from the building pathways. The proposed to replace the existing white concrete pathways along the building with colored tinted concrete. Recycled rubber porous material is proposed for the interior garden pathways. The lawn area would be eliminated. The landscape plan includes 8 (7/18/24) �plantings that would attract nature and sensory plantings that are therapeutic to patients and visitors. Arbor and pathway lighting is proposed not to over light the garden area. Chris Camia asked Mr. Carman if the garden would be ADA-accessible and if there would be tables that would accommodate wheelchairs. Mr. Carmen stated that the garden area design is ADA-compliant. Some tables will not have benches and could accommodate wheelchairs. Richard Gross asked Mr. Carman if the garden would be available for patients from 1 South. Jeffrey Meade is the applicant's Director of Operations. Mr. Meade stated that 1 South is an inpatient-locked psychiatric unit. The patients from the unit would not have access to the proposed behavioral garden area. David Smith asked Mr. Carmen if the proposed plantings were native species. Mr. Carmen stated that the landscape plans include a balance of native species and therapeutic species James Natarelli asked Mr. Carmen if the pathway rubberized material was loose, granular material, or cohesive and how much impervious surface was proposed. Mr. Carmen stated that pathway material is similar to what is found under playground equipment but is 100 percent porous and ADA-compliant. Ms. Maiello stated that the application proposes an 850-square-foot increase in impervious surface coverage. Replacing the lawn with permeable material and planting beds would allow the area to drain more efficiently. Ms. Maiello stated that a narrative and calculations would be submitted to detail how the garden project affects the overall Stormwater Management plan for the site. Chairperson Gebler moved to waive the public hearing requirement and to direct staff to prepare a resolution for the September 19, 2024 meeting. Moved: Gebler Seconded: Trapasso Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 9. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III-Waterfront Open Space, Proposed transformer location- Discussion 9 (7/18/24) �Benjamin Nielsen requested that details be provided to confirm that the transformer and service disconnect are not located at trail intersections or the park's main entrances. Mr. Nielsen suggested that the transformer be moved 25 to 30 feet north of Hollows Pass. Chris Camia stated that landscape screening should be provided to prevent the permanent structures from being a visual focal point from the riverfront parkland and the lighthouse. Richard Gross moved to waive the public hearing requirement. Moved: Gross Seconded: Camia Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 David Smith read the resolve clauses and the conditions of the draft resolution. Benjamin Nielsen moved to approve the resolution. Moved: Nielsen Seconded: Gross Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 9. Approval of minutes, June 20, 2024 Chris Camia moved to approve the June 20, 2024 meeting minutes. Moved: Camia Seconded: Nielsen Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 10 (7/18/24) �Chairperson Gebler adjourned the meeting at 8:31 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 11 (7/18/24) �Exhibit #1 7-16-24- Correspondence from Metro-North Railroad Tuesday, July 16, From: Harrington, James <Harrington@mnr.org> Sent: Tuesday, July 16, 2024 7:10 AM To: Sean McCarthy <smccarthy@sleepyhollowny.org> Cc: Hollander, Robyn <Robyn.Hollander@mtacd.org>; Kenny, Kevin <KKENNY@mnr.org>; Norris, Christopher <Christopher.Norris@mtacd.org>; Penders, Michael <MPenders@mnr.org>; Patel, Mae <MaePatel@mnr.org>; Buder, Andy <andrew.buder@mnr.org>; Bonilla, Anamaria <AnamariaBonilla@mnr.org>; Webster, Richard <RWebster@mnr.org> Subject: 17 Pokahoe Drive Greetings, We have reviewed the documents indicated in the Public Notice we received regarding 17 Pokahoe Drive.  Please have the applicant provide plans and supporting engineering to Metro-North Railroad, addressing the below concerns:  1. Per EAF Section 17, Storm water will discharge flow to adjacent properties, and detention systems are proposed.  Please provide the complete stormwater management plan, together with supporting drainage calculations, confirming that any proposed mitigating measures will prevent an increase in the rate of runoff resulting from proposed new impervious surfaces. This should include details/calculations for drainage/leaching of the proposed detention structures. 2. Engineering for the pool structure, including soil engineering supporting the pool. 3. Details for removal of the retaining wall from the proposed work (per cover letter from G. Michale Finelli, RA) to see if it was engineered for soil stabilization or an aesthetic detail. 4. Sections and details of the proposed grading at the rear of the property, including slope stabilization. 5. The proposed earthwork and construction of improvements at the rear of the property may require a Metro-North Entry Permit.  Please provide means and methods for the work. Please confirm receipt of our comments. Thank you, Jim James M. Harrington, R.A. �Deputy Chief - Special Projects harrington@mnr.org P# 914-686-8747 C# 646-852-2754   Confidentiality Note: This e-mail, and any attachment to it, may contain privileged and confidential information and is intended for the use of the individual(s) or entity named on the e-mail. Unauthorized disclosure of this message is prohibited. If you have received this message in error, please notify the sender immediately by return e-mail and destroy this message and all copies thereof, including all attachments. � 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_2024-07-18_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/1c1334034a8e3bce7860870843ab81ad.pdf ded52153dc2f20055aa3d7c3f853566e PDF Text Text Village of Sleepy Hollow Planning Board Minutes September 21, 2023 Chairperson Harries called the regular meeting to order at 7:12 PM. Chairperson Harries listed the Board members present. Chairperson Harries said this would be Erin Carney’s last meeting and thanked her for her service to the Planning Board. Chairperson Harries summarized the applications on the agenda. Present: Kersten Harries, Chairperson Benjamin Nielsen Rachelle Gebler Erin Carney Lindsay Krakauer Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer David Smith, Village Planner Sean E. McCarthy, Building Inspector Pamela Kroll, Secretary to the Planning Board Absent: Caroline Chen Clare Trapasso Agenda: 1) 61 Howard St. Realty LLC, 61 Howard Street, Proposed conversion to a two-family residence, Site Plan and Architectural Review Approval - Continued public hearing, draft resolution 2) Gabe Realty Corp., 305 North Washington Street, Proposed three-family residence, Site Plan and Architectural Review Approval - Public hearing 3) Pokahoe Riverview Manor LLC, 17 Pokahoe Drive, Proposed single-family residence, Site Plan and Architectural Review Approval - Preliminary presentation 4) Connor and Elizabeth Ginley, 5 Evergreen Way, Single-family residence, Amended Site Plan approval 5) Hudson Pines, LLC, 180 Bedford Road, Amended Site Plan approval 6) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalDiscussion 7) Approval of minutes, July 27, 2023 1 (9/21/23) �1. 61 Howard St. Realty LLC, 61 Howard Street, Proposed conversion to a two-family residence, Site Plan and Architectural Review Approval- Continued Public hearing, draft resolution Chairperson Harries moved to open the public hearing. Moved: Harries Seconded: Krakauer Vote 5-0 John Lentini is the architect representing the applicant. Mr. Lentini stated that he worked with the Village Tree Officer and has selected landscaping that would tolerate potential flooding on the property. Both the applicants' and the neighboring properties are level and impermeable. The existing Lilac tree will remain in the front yard. Mr. Lentini stated that he was advised to plant Inkberry Hollys three feet on center along both sides of the property line. Three flowering Dogwood trees are proposed in the rear yard. One Evergreen Hicks Yew is proposed at the end of the driveway. Mr. Lentini stated that there are no proposed changes to the bulk of the building. The proposed project requires approval for the change of use from a single-family to a twofamily residence. Chairperson Harries stated that the applicant received approval from the Zoning Board of Appeals on July 26, 2023. Chairperson Harries stated that the proposed site plan will be an asset to the applicant and an improvement for the neighboring properties. Chairperson Harries solicited comments from the public. There were no public comments. Eric Carney requested Mr. Lentini indicate a native Dogwood tree species on the final Site Plan. Chairperson Harries moved to close the public hearing. Moved: Harries Seconded: Nielsen Vote 5-0 Chairperson Harries requested that David Smith read the highlights of the draft resolution. David Smith read the resolve clauses and the conditions of the draft resolution. Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Carney Chairperson Harries - yes Rachelle Gebler - yes Benjamin Nielsen - yes Lindsay Krakauer - yes Erin Carney - yes Vote 5-0 APPROVED 2 (9/21/23) �2. Gabe Realty Corp., 305 North Washington Street, Proposed three-family residence Site Plan and Architectural Review Approval- Public hearing Chairperson Harries read the public notice. Lindsay Krakauer moved to open the public hearing. Moved: Krakauer Seconded: Nielsen Vote 5-0 Greg Caccioppoli stated that he is the engineer representing the applicant. The applicant received variance approvals from the Zoning Board of Appeals for the front yard setback and parking. The changes submitted include relocating the air conditioning units between the window wells at the rear of the building and eliminating one parking space on the property. Chairperson Harries requested that Mr. Caccioppoli provide details of the proposed floor plans for the public. Mr. Caccioppoli stated that the application proposes a three-unit residential dwelling with two bedrooms in each unit. The bathroom was removed from the lower level, and the basement will be used for storage, laundry, and utilities. Chairperson Harries stated that the Planning Board intended for the applicant to acknowledge that the basement level could be used as a bedroom if they kept the bathroom and requested the required variance. Chairperson Harries stated that the Zoning Board granted the required variance so the applicant could proceed with the basement bathroom as long as the window well and emergency egress were constructed per Code requirements. Chairperson Harries requested that revised plans represent what they intend to build for the next meeting. James Natarelli requested that the window well details include an accommodation for drainage. Mr. Caccioppoli and James Natarelli agreed to discuss the drainage system to determine the solution. Mr. Caccioppoli described the second-floor and attic plans. Chairperson Harries asked if each unit would have a separate attic storage space. Mr. Caccioppoli stated that each unit would have a separate attic storage space. Benjamin Nielsen asked Mr. Caccioppoli why the parking lot is asymmetrical and has different widths along the building and the property line. Providing more width in the buffer area may allow for more plantings and reduce the impervious surface area. Mr. Caccioppoli stated that the parking lot width is designed to provide proper backup space, and the buffer area prevents the cars from hitting the building. David Delardi stated that he is the Landscape Architect for the project. Mr. Delardi suggested using structural soil under the asphalt and planting three or four trees in the buffer area with drip irrigation and porous pavers. 3 (9/21/23) �Rachelle Gebler asked Mr. Caccioppoli if space number one could be a regular-sized parking space. Mr. Caccioppoli stated that he could shift the space to accommodate a regular-sized parking space. Mr. Nielsen asked Mr. Caccioppoli to describe the function of the paved space in the corner of the buffer. Mr. Caccioppoli stated that the paved space in the corner would be used for snow removal. The Board suggested that the applicant eliminate the asphalt in the corner buffer area and add a tree. Erin Carney asked Mr. Caccippoli to describe where the garbage and recycling collection area is located. Mr. Caccioppoli stated that a 10-foot by 4-foot garbage collection area is proposed along the back of the parking area near the patio area. The enclosure could be enlarged to provide for recycling. Chairperson Harries suggested providing an area for bicycle parking. Mr. Caccioppoli said he would try to incorporate bicycle parking in the corner buffer area. Mr. Caccioppoli requested to discuss the letter received from the Westchester County Planning Department. Mr. Caccioppoli stated that the owner asked that he convey that there needs to be a minimum of six units proposed to qualify for affordable housing. There will not be an impact on the County Sewer because they are proposing three units where originally there were five dwelling units. Stormwater management is being addressed on-site. James Natarelli stated that some calculations and changes are required for the size of the drainage systems to accommodate stormwater management. Chairperson Harries asked Mr. Caccioppoli if the applicant has considered green building technology methods. Mr. Caccioppoli stated that the applicant is considering making the units solar ready and he will check to confirm that the current electric loads in the parking lot would allow for electrical vehicle charging. Chairperson Harries asked Mr. Caccioppoli to confirm the proposed heating and cooling systems. Mr. Caccioppoli stated that the proposed utilities would all be electric except gas for stoves. 4 (9/21/23) �Mr. Natarelli requested that Mr. Caccioppoli provide more detail for the grading on the western side of the property. Mr. Natarelli requested that Mr. Caccioppoli confirm that the location of the air conditioning units between the patios works with the landscape plan. Mr. Delardi said he would revise the landscape plan to show the plantings relocated. The plantings can be easily pruned to provide the required clearance to access the equipment. Mr. Natarelli asked Mr. Caccioppoli to describe the electrical service to the house. Mr. Caccioppoli stated that the plan is to utilize the electricity on the opposite side of Howard Street by pulling the power line overhead to a private utility pole on the property and running underground to the structure as recommended by Con Edison. Mr. Natarelli asked if there were options to bring the electricity underground from the opposite side of the street to the house. Mr. Caccioppoli stated that he would discuss the options with Con Edison. Chairperson Harries solicited comments from the public. Patricia Minchalo stated that she owns 16 Howard Street and asked if overnight parking could be provided in front of the driveway on the street for the neighbors. Mr. Caccioppoli stated they are providing a net gain of three spaces with the parking on the site. There were no other public comments. Mr. Nielsen requested that Mr. Caccioppoli provide the specifications for site lighting requirements related to the proposed bollards. Chairperson Harries moved to adjourn the public hearing to the October 19, 2023 meeting and directed staff to draft a resolution. Moved: Gebler Seconded: Nielsen Vote 5-0 3. Pokahoe Riverview Manor LLC, 17 Pokahoe Drive, Proposed single-family residence, Site Plan and Architectural Review Approval - Preliminary presentation Chairperson Harries stated that the applicant met with the Board during a special work session earlier in the month, where they presented the initial plans and neighborhood studies. Chairperson Harries stated that the Building Department has continued to work with the applicant regarding floor area ratio calculations and to address the comments from the Board. The Board has not had the opportunity to review the submission they received yesterday. Chairperson Harries requested that the applicant highlight the changes made to the Site Plan since the work session. Ronald Pohl stated that he owns the property and thanked the Board for meeting with him. Mr. Pohl stated that he met with Sean McCarthy to discuss the board's comments and the floor area ratio calculations. 5 (9/21/23) �Greg Caccioppoli stated that he is the engineer representing the applicant. Mr. Caccioppoli stated that the changes submitted relate to his Site Plan drawings, the Landscape Plan, and the floor area ratio. Mr. Caccioppoli stated that the proposed pool structure has been shifted so the base of the wall is within the required 10-foot side yard setback. The wall is proposed to jog out to support the pool equipment. The pool and the surrounding walls were lowered by 1 foot. The rear walkways were reconfigured. A staircase is proposed off the deck to meet landings on the left and right sides to a lower platform with stone steps that offer access to the pool or the rear yard. Pavers were added to the perimeter of the driveway. The pavers are 2 feet wide in some areas, 6 feet wide at the driveway, and 5 feet wide at the entrance to the garage. The wall on the north side of the property was reconfigured to curve and be graded up to reduce the wall height to 1-1/2 feet tall at the curved portion and the highest point of 3 feet. The wall is offset 1-1/2 feet from the property line for stormwater runoff. The front walkways were reduced to one walkway leading to the driveway. The staircase was eliminated from the south side of the property, and the existing grade will remain. Specifications for the air conditioning units were submitted. Two condensers will be located on the lower tier to provide the correct separation requirements, and one condenser will be on the lower tier. Mr. Pohl stated that because they lowered the pool and the retaining walls, the fencing on the side of the property was eliminated. Mr. Caccioppoli stated that he didn’t finalize the stormwater design for this submission. James Natarelli witnessed them perform the soil tests, and it was apparent that the site would support an infiltration-type system. David Delardi stated he is the Landscape Architect from Nature View Design Group representing the applicant. Mr. Delardi stated that some of the plantings have changed due to the reconfigurations of the Site Plan. A guard rail has been added on top of the wall along the driveway for vehicle protection. Chairperson Harries asked for the height of the guard rail and the total height when added to the top of the wall. Mr. Caccioppoli stated that the guard rail is 27 inches high, and when added to the top of the wall, the total height will be 5 feet, 7 inches. Sean McCarthy stated that a maximum height of five feet is permitted to comply with the Zoning Code. Mr. Caccioppoli asked if the walls around the pool have the same height requirements. Mr. McCarthy stated that pool enclosures have separate requirements. Mr. Delardi stated that the goal was to maintain a natural feel with rock outcroppings and natural slab stones. Chairperson Harries asked Mr. Delardi to describe how the patio and low wall on the site plans coordinate with the landscape plan. 6 (9/21/23) �Mr. Delardi stated that the patio and low wall will be removed and replaced with landscaping. Benjamin Nielsen asked Mr. Caccioppoli if the stonework around the pool would be dark gray. Mr. Pohl stated that the stone will blend with the natural rock on the site and the brick proposed for the house's exterior. Rachelle Gebler suggested they consider using a brick color similar to the other brick houses in the neighborhood to provide some dark accents. Michael Finelli is the architect representing the applicant and stated that they avoided the darker brick colors so that the house size would better match the surrounding neighborhood and not be overpowering. Chairperson Harries said she visited the site and noticed how many trees have already been cut down. The application proposes to remove two more trees. Chairperson Harries strongly advocates that no more trees be cut down. The requested tree removal within 10 feet of the proposed house is a self-created problem because it is for a new house. Keeping the larger oldgrowth trees is important to help the house blend in and avoid massing the house standing alone from the street. They should aim to preserve the remaining trees. Mr. Pohl stated that one of the trees hangs over the neighbor's house. Mr. Pohl stated that he is concerned that the other tree will fall in a storm and damage the other canopy trees because it is on a shallow ridge with no soil. Mr. Pohl stated that he plans on contributing a nice sum of money to the Village to plant trees. Ms. Gelber stated there are a lot of trees that overhang houses in the neighborhood. The tree in the middle of the south side of the property should remain if it is healthy. Mr. Delardi provided more details about the proposed landscaping and how it would help integrate the house into the neighborhood. Mr. Nielsen stated that the plan has improved from the previous version. Chairperson Harries solicited comments from the consultants. Sean McCarthy stated if the Board is comfortable, they can schedule a public hearing. Any additional comments regarding the recent submission can be forwarded to the applicant. Chairperson Harries asked Mr. McCarthy if the application complies with the floor area ratio requirements. Mr. McCarthy stated that the calculations are under the maximum permitted FAR. Rachelle Gebler moved to schedule a public hearing for the October 19, 2023 meeting. Moved: Gebler Seconded: Krakauer 7 (9/21/23) �Chairperson Harries - yes Rachelle Gebler - yes Benjamin Nielsen - yes Lindsay Krakauer - yes Erin Carney - yes Vote 5-0 APPROVED 4. Connor & Elizabeth Ginley, 5 Evergreen Way, Single-Family residence, Amended Site Plan Approval- Preliminary presentation Mike Doebbler stated he is an associate with Ralph Mastromonaco Engineering, representing the applicants. Mr. Doebbler stated that the original site plan was approved in 2021. The applicants have completed most of the construction and live in the house under a temporary Certificate of Occupancy. The applicants seek minor site plan amendments related to the approved Landscape Plan and fencing. Based on conversations with Peter Strom, the Village Tree Officer, there were changes made to some of the plantings on the site. Due to minor grading issues, a retaining wall was constructed around the backyard to the side of the house to level the rear yard. Two fence returns with gates are proposed along the east and west property boundaries. Chairperson Harries stated that the Board received two letters from neighboring property owners supporting the requested changes. (See Exhibits #1 and #2) Chairperson Harries solicited comments from the Board and consultants. There were no comments from the Board or consultants. Chairperson Harries said she visited the site and has no objections to the proposed changes. Benjamin Nielsen moved to waive the public hearing and direct staff to draft a resolution for the October 19, 2023 meeting. Moved: Nielsen Seconded: Gebler Chairperson Harries - yes Rachelle Gebler - yes Benjamin Nielsen - yes Lindsay Krakauer - yes Erin Carney - yes Vote 5-0 APPROVED 5. Hudson Pines, LLC, 180 Bedford Road, Amended Site Plan Approval - Preliminary presentation Kimberly Martelli stated that she is the principal of KTM Architect, representing the applicant. Ms. Martelli stated that the prior Site Plan approval was granted on April 20, 2023. The application proposes constructing retaining walls with tiered landscaping to act as a buffer between the structures known as the Carriage House, now called the Sports Complex, and the 8 (9/21/23) �Music Room. Ms. Martelli presented the last approved plan highlighting the area of impervious surfaces proposed for the plaza and courtyard between the two structures. The application proposes a modified courtyard plan to allow access between the Sports Complex and the Music room and to provide cross-access from the main house to a patio. The proposed retaining walls will connect closest to Bedford Road corners at the natatorium attached to the Sports Complex. They will curve to the existing retaining wall and tie into the corner of the Music Room. There are two retaining walls proposed as tiered walls where one wall would sit lower on the site to allow for a service walkway for staff to travel from the Sports Complex to the lower level of the Music Room. Plantings are proposed along the tiered walls and will provide for level grading around the base. Ms. Martelli presented the sections for the proposed retaining wall locations and described the proposed wall heights in relation to the property grades. Ms. Martelli stated that Landscape Plans were prepared by Christopher Thorp, Landscape Architect, to size the retaining walls to create the planting tiers properly. Chairperson Harries asks if the proposed plantings are intended to screen the buildings visible from the Road. Ms. Martelli stated that the planting tiers at the retaining walls are further in the property. The plantings proposed between Bedford Road and the buildings were previously approved. Ms. Martelli presented renderings to show the proposed height of the walls from different views of the site. Benjamin Nielsen asked if the function of the tall wall is for privacy. Ms. Martelli stated that the walls are intended for privacy and to provide screening and connections between the two buildings with a steep slope. The garden wall is proposed as an attractive backdrop feature to the courtyard. Mr. Nieslen asked Ms. Martelli to describe the current conditions of the proposed wall locations. Ms. Martelli stated that there is an existing retaining wall and steep grade drop where the garden wall is proposed. Ms. Martelli stated that although the application will increase the impervious surface by 313 square feet, they intend to take a small portion of the plaza area and replace it with impervious pavers. Chairperson Harries stated that having a site visit will make it easier for the Board to understand the context of her presentation. Mr. Nielsen stated that Bedford Road is a historical road for the community, so screening is important. Chairperson Harries asked Ms. Martelli what is proposed to soften the view of the structures currently seen from Bedford Road. Sean McCarthy said he will coordinate a Site Visit with the Planning and Zoning Board of Appeals. 9 (9/21/23) �Ms. Martelli stated that she would provide a mock-up with stakes and construction taping of the wall heights on the site. Ms. Martelli requested that the Board refer the application to the Zoning Board of Appeals for the October meeting. Ms. Martelli stated that approval to construct the walls would allow them to start the planting between the buildings and Bedford Road. Christopher Thorp, the Landscape Architect, stated that they could start planting some of the evergreen plantings in the fall if the walls were completed, which would soften the view from Bedford Road. There was a discussion between the Board and the consultants regarding referring the application to the Zoning Board. Chairperson Harries stated that the Board prefers a site visit before referring the application to the Zoning Board. 6. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II, Waterfront Open Space, Site Plan & Wetlands Watercourse Permit approvalDiscussion Chairperson Harries stated that the Board held a Special Work Session at the end of July’s Planning Board meeting in which there was a lengthy discussion regarding FEMA maps and the buffer zone as a floodway. The Board received a report from WSP on Wednesday that will be reviewed by Woodard & Curran. The Board requested that the applicant have an agreement that ensures that the water access requirements will be fulfilled in a supplemental design submission for the remainder of the Park. Chairperson Harries requested that the applicant provide updates and present the plan discussed in July for public record. Peter Chavkin is a Managing Member of Biddle Real Estate Ventures on behalf of Lighthouse Landing Communities, LLC. Mr. Chavkin stated that on August 7, 2023 there was a follow-up conversation with WSP Engineers and Woodard & Curran. WSP prepared responses to Woodard & Curran’s technical memo and circulated it on September 8, 2023. Additional questions were submitted by Woodard & Curran, and WSP submitted modeling information on September 20, 2023. They hoped that the modeling calculations would result in a smaller volume of flood water coming across the Metro-North railroad tracks. The models showed a raised amount of flood water over the tracks and raised the base flood elevation by a couple of inches. Mr. Chavkin stated that the results are well within the tolerances they were designed for. Mr. Chavkin stated that there is a draft agreement addressing the water access requirements being reviewed by the attorneys and the Mayor. Mr. Chavkin stated that they have been conducting studies with their maritime engineers on modifying the water access point by the cove to meet the Planning Board's ten-point objectives. They are making progress and hope to have something they could share in a work session in a month and a half. Mr. Chavkin presented the plans and described the changes requested by the Planning Board. The changes for the North Buffer area include expanding the Planting area to make it feel lusher and adding a secondary pathway to Kingsland Point Park. There are changes to the green pathway materials, between the shrub area, and boulder seating was added along the path. The grading of the slope for the channel area was eased. The changes for the third section of Tappan Zee Park include raising the crosswalk area as an additional traffic route and integrating the open 10 (9/21/23) �space areas. Loading zones for future park uses were added for dropping someone off or unloading a kyack. Chairperson Harries asked Mr. Chavkin to confirm that he seeking approval for the final leg of the Tappan Zee Park and the Buffer zone only at this point and that there will be a legal agreement forthcoming referring to the water access requirements in the remaining part of the park that is not included in this submission. Chairperson Harries asked Mr. Chavkin to confirm that there will also be a forthcoming report to address the comments related to the buffer zone and the floodway. Mr. Chavkin stated that they are seeking approval for the portions of the park included in the submission and that an agreement for the water access requirements will be finalized. Mr. Chavkin stated that it is productive to consider the issues of Pocantico River flood waters separate by the physical drainage solutions and the regulatory issue as to whether this area has to be mapped as a floodway. The regulatory question continues to exist. Mr. Chavkin stated that his understanding is that Woodard & Currans' review of the modeling prepared by WSP will address the drainage issue and not the regulatory issue. Mr. Chavkin stated that resolving the drainage questions is important. As of today, the area is not in a flood zone, and it would be either Zone X, which is not in the 100-year flood zone or an unmapped area. Chairperson Harries asked if the area would function in a 100-year storm event, even if unmapped. Mr. Chavkin stated that the modeling work completed by WSP in response to Woodard & Currans' comments shows that the flood waters rose very slightly in the buffer area, but the drainage works. The Planning Board should be able to approve the application because it is not a mapped regulatory area, and the drainage works. James Natarelli stated that Woodard & Curran is reviewing the model submitted by WSP and recommends that they weigh-in on the regulatory requirements. Mr. Nielsen requested that Mr. McCarthy ask Woodard and Curran to investigate the regulatory requirements of the FEMA process. Mr. Nielsen stated that he is concerned about the Board approving the buffer area without knowing if there may be requirements that will affect the design if they determine the area needs to be a mapped floodway. Chairperson Harries asked Mr. Chavkin to confirm that if regulatory changes are required for the buffer area, they would return for amended site plan approval and make the changes. Mr. Chavkin stated that it is possible that a regulatory agency may disagree with a calculation and determine that the buffer area is at a Flood Level and doesn’t work; then they would change the site as required at their expense. WSP has significant experience in dealing with FEMA, and when the area was designed, the model showed that the drainage works. Mr. Chavkin stated that in his experience, while the East Parcel has flooded, water has never come over the train tracks. Chairperson Harries moved to schedule the public hearing for the October 19, 2023 Planning Board meeting. Moved: Harries Seconded: Krakauer 11 (9/21/23) �Chairperson Harries - yes Rachelle Gebler - yes Benjamin Nielsen - yes Lindsay Krakauer - yes Erin Carney - yes Vote 5-0 APPROVED Chairperson Harries stated that the progress of the waterfront agreement and the floodway information needs to be satisfactory for them to approve the application in October. 7. Approval of minutes, July 27, 2023 Chairperson Harries moved to approve the minutes. Moved: Harries Seconded: Kakauer Chairperson Harries - yes Rachelle Gebler - yes Benjamin Nielsen - yes Lindsay Krakauer - yes Erin Carney - abstained Vote 4-0-1 APPROVED Chairperson Harries moved to adjourn the meeting at 9:20 PM. Moved: Harries Seconded: Gebler Vote 5-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 12 (9/21/23) �Exhibit #1 �Exhibit #2 Subject: Date: 5 Evergreen -Support Correspondence from 47 Hemlock Drive Thursday, September 21, 2023 10:17:22 AM From: Contact form at Sleepy Hollow NY <cmsmailer@civicplus.com> Sent: Thursday, September 21, 2023 10:04 AM To: Pamela Kroll <pkroll@sleepyhollowny.org> Subject: [Sleepy Hollow NY] Site Plan Amendment, 5 Evergreen Way (Sent by Edward Barbour, litig8tour@gmail.com) Edward Barbour (litig8tour@gmail.com) has sent you a message via your contact form (https://www.sleepyhollowny.gov/user/1243/contact) at Sleepy Hollow NY. Message: Attached please find our letter of support relative to this site plan amendment. Said letter details that my wife and I own the property located at 47 Hemlock Drive in Sleepy Hollow. The applicant Connor Ginley is our rear yard neighbor. He has informed us that he desires to make minor adjustments to a previously filed Site Plan relating to landscaping, fence and wall, Please be advised that we have no objections to said amendment and, in fact, fully support this application. � 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_2023-09-21 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/cb36d43299b4077c8926f49f247e19fe.pdf 15ee26742fb8346a4cd6aa3badb79b84 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 2022-09-22 231 Webber Avenue Approved Amended Site Plan 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/8c7ecf79262cab4dc97debd03afdfbf2.pdf 42d80ecf1a93a69909c300e2cc4d8e5d PDF Text Text Village of Sleepy Hollow Planning Board Minutes March 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 Kersten Harries Ed McCarthy Matthew Brennan Thomas Andruss Also Present: Clinton Smith, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean McCarthy, Village Architect Anthony Catalano, Consulting Engineer Pamela Kroll, Secretary to the Planning Board Absent: Lindsay Krakauer Eric Carney 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) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, 199 Beekman Avenue, Block-A proposed retail space, site plan approval - Continued public hearing 4) LL Parcel E, LLC, Edge-on-Hudson Riverfront Development, Block-E, amended site plan approval- Preliminary presenation 5) Edward Dandridge and Karen Perkins, 7 Birch Close, Proposed additions and alterations, Wetlands/Watercourse permit - Public hearing 6) Gregg Moskowitz, 650 Riverside Drive, proposed pool, site plan approval, Wetlands/Watercourse permit - Preliminary presentation 7) Edward Dandridge and Karen Perkins, 7 Birch Close, Proposed additions and alterations, Wetlands/Watercourse Permit - Preliminary presentation 8) 14 Clinton Street LLC, 14 Clinton Street, proposed two-family residence - Preliminary presentation 9) Approval of minutes - February 18, 2021 1 (3/18/21) �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. 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: McCarthy Vote 5-0 Chairperson Hsu solicited comments from the public. There were no comments from the public. Sean McCarthy stated that the applicant appeared before the Zoning Board of Appeals at last night's meeting and is planning on submitting a revised application at the April 21, 2021 Zoning Board meeting. Motion was made to adjourn the public hearing to the April 22, 2021 meeting. Moved: Chairperson Hsu Seconded: Harries Vote 5-0 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: Harries Vote 5-0 Michael Stein is the President of Hudson Engineering & Consulting, P.E. and stated that the Zoning Board of Appeals requested some additional documents at last night's meeting. Mr. Stein requested an adjournment to the May meeting. Mr. Stein stated that they received the Wetlands report for the neighboring property. Chairperson Hsu solicited comments from the public. There were no comments from the public. 2 (3/18/21) �Motion was made to adjourn the public hearing to the May 20, 2021 meeting. Moved: Chairperson Hsu Seconded: McCarthy Vote 5-0 3. 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: Harries Vote 5-0 Andrew Tung is an associate with Divney Tung Schwalbe LLP representing the applicant. Mr. Tung stated that updated architectural exhibits, prepared by Lucio DiLeo from Studio, and partial site plans have been submitted to address the discussions from the February Planning Board meeting. Mr. Tung presented the revised partial plans to demonstrate that the previously shown 9,200 square foot North Retail building is now shown as a grassed fenced-in area for future development. A dropped curb will be temporarily installed in lieu of the proposed parking spaces. The enclosed refuse area will be eliminated until the North Retail building space is developed and approved. The on-street loading space will be removed and the Market Retail building will share the three-bay loading dock with the DeCicco & Sons Market. They propose to add a flat top wall at the corner of Legend Drive and Lighthouse Landing to provide a resting area within the planting area along the walkway to the main entry of the DeCicco & Sons Market. Jonathan Stein is a Managing Member of Diversified Realty Advisors, LLC and asked Andrew Tung to address Sean McCarthy's concerns regarding the sidewalk connection. Andrew Tung stated that they can adjust the sidewalk connection so that it continues along the curb and relocate the tree that has been planted. Chairperson Hsu solicited comments from the Board and the public. Jared Rodriguez is the owner of 13 Kendall Avenue and questioned why it was decided not to have an active fa9ade at this corner and if pedestrians would be better served to have an entry at this location. Peter Chavkin is a Managing Partner of Biddle Real Estate Ventures and stated that the DeCicco's & Son's market can only have one entry to operate effectively and the entrance was determined by the layout of the store. David Smith asked if there will be an entry at the Beer Garden area of DeCicco's. John DeCicco stated that they have not developed final plans for a second entry point to the store. 3 (3/18/21) �Discussion ensued on the pedestrian use of Beekman Avenue and the entry location for the DeCicco's & Sons Market building. Chairperson Hsu stated that a draft resolution has been shared with the applicant and asked David Smith to read the draft resolution. David Smith stated that a draft resolution was circulated with the Planning Board and the applicants yesterday. The applicant provided requests for minor revisions to reflect the discussions from tonight and also the additional materials that were presented at the last meeting that were formally submitted for the record. Motion was made to close the public hearing. Moved: Chairperson Hsu Seconded: Andruss Vote 6-0 Motion was made to adopt the draft resolution. Moved: Chairperson Hsu Seconded: Brennan Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Matthew Brennan - yes Thomas Andruss - yes Vote 5-0 APPROVED 4. LL Parcel, E LLC, Edge-on-Hudson Riverfront Development, Block-E, Amended site plan -Preliminary presentation Andrew Tung is an associate with Divney Tung Schwalbe LLP representing the applicant. Mr. Tung stated that the application does not propose any changes to the buildings or the parking and circulation. Mr. Tung shared comparison site plans and stated that there are three types of proposed changes around the perimeter of the site. It is proposed to remove the formally approved planting strips at the frontage ground floor units of Building E-1 and the units facing Tap Zee Park of Building E-3 and replace them with the construction of ground floor patios. It is also proposed to remove the Washington walls at two areas of the perimeter of the buildings to allow for service access of a Con Edison transformer and other utilities and replace them with evergreen hedges. Con Edison has required them to install the gas meters on the outside of the buildings. Each building has between 14-17 units. The application proposes to construct an extension within each building wall to create an alcove for the gas meters to be mounted as per the required space clearances and conceal them from view. Andrew Tung shared an exhibit and provided details of the construction of the proposed ground floor patios. Mr. Tung shared an exhibit and provide details of the construction of the proposed gas meter alcoves for each of the Block-E buildings. Chairperson Hsu asked Andrew Tung what was planned in the alcove spaces previously. 4 (3/18/21) �Andrew Tung stated that planting or paved areas were previously approved in the proposed alcove spaces. Chairperson Hsu asked if the building features for heat and cooking are gas fueled. Robert Dowd is the Assistant Vice President from Toll Brothers Inc. and stated that all the heating and cooking utilities for the Block-E units are gas fueled. Chairperson Hsu asked Robert Dowd if any considerations were made to avoid gas consumption for the buildings. Robert Dowd stated that they completed a gas consumption analysis with Con-Edison for all the proposed appliances in the buildings and they provided them with the gas meter sizes required. Mr. Dowd stated that buyers don't seem interested in using alternative energy sources for cooking Chairperson Hsu asked when they expect to receive the sign offs for the gas meter installation. Robert Down stated that Con-Edison had structural concerns regarding the wall that the meters are proposed to be mounted on and requested additional documentation. They expect to have a decisions within the next week or so. Jared Rodriques lives at 13 Kendall Avenue and asked if there are concerns that gas condos may have difficulty as New York State bans the use of gas via the Climate Leadership and Community Preservation Act over the next fifteen years. Discussion ensued on the details on the Climate Leadership and Community Preservation Act and to how it may affect homeowners in the future. Andrew Tung shared details and explained where the Washington walls are proposed to be removed and where the evergreen hedges will be planted. Patricia Booker from KTGY Architecture Planning provided details for the proposed heating systems for the Block-E buildings Andrew Tung stated that they will provide details for the patio drainage as requested by James Natarelli. Andrew Tung requested that the Planning Board consider approving the amended site plan application at tonight's meeting without requiring a public hearing. Chairperson Hsu solicited comments from Sean McCarthy. Sean McCarthy stated that a public hearing is not necessary for this application. Chairperson Hsu asked for an estimated completed construction date. 5 (3/18/21) �Robert Dowd stated that they are behind schedule but anticipate finishing the buildings by June or July pending Con-Ed approval. Kersten Harries asked for the sale updates on the E-Buildings. Robert Dowd stated the Buildings E-1 and E-2 have been sold and they have not opened Building E-3 for sale yet but they have a waiting list and they don't want to overpromise on delivery dates. Clinton Smith stated that if the Board is ready to act tonight, he can frame a resolution tonight subject to Con-Edison approval of the gas meters. David Smith stated that the piping to the street for the patios as specified in James Natarelli's should be included as a condition in the resolution. Motion was made to adopt the resolution as described by the Village Attorney and the Village Planner. Moved: Chairperson Hsu Seconded: Andruss Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Matthew Brennan - yes Thomas Andruss - yes Vote 5-0 APPROVED 5. Edward Dandridge and Karen Perkins, 7 Birch Close, Proposed additions and alterations, Wetlands/Watercourse permit - Public hearing Motion was made to open the public hearing. Moved: Chairperson Hsu Seconded: Andruss Vote 5-0 Mitchell Koch is the architect representing the applicant. Mr. Koch stated that they have submitted a mitigation plan, lighting and finishes specifications and that Hudson Engineering has completed site testing that indicates that not as many drywells as were anticipated. Beth Evans is a wetlands scientist representing the applicant and stated they she has prepared a planting plan that will re capture a portion of the wetlands buffer with native plantings and provide an enhanced buffer habitat between the proposed deck, house, and the seat bluff with approximately 2,500 square feet of plantings for where there is currently a bluestone patio or lawn. Chairperson Hsu asked Mitchell Koch if the applicant has confirmed the materials and colors for the proposed deck and additions. Mitchell Koch shared the Hardie Plank & Panel colors sample sheet and the proposed elevations and described the proposed materials and colors for siding, decking and window trim. 6 (3/18/21) �Michael Stein is the Principle of Hudson Engineering representing the applicant and stated they completed the test pits in the rear of the property to a depth over eight feet and had a percolation rate of over sixty inches per hour. They have modified the stormwater mitigation plan and design based on the results. James Natarelli requested that they add hoods for water quality on the inlets and to provide details for the front covered porch of the side addition James Natarelli stated that he is requesting for it to be shown how the runoff from the roofed areas will be handled; if they will be collected in gutters and downspouts; and if they will be connected to the existing system or planned to be handled differently. He witnessed the perk tests and is confident that the percolation rates can handle the drywells. He would like confirmation on how the roofed areas will be handled to minimize erosion. Chairperson solicited comments from the public. There were no comments from the public. Chairperson Hsu asked David Smith to read the conditions of the draft resolution. Motion was made to close the public hearing. Moved: Chairperson Hsu Seconded: Brennan Vote 5-0 Motion was made to adopt the draft resolution. Moved: Chairperson Hsu Seconded: Harries Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Matthew Brennan - yes Thomas Andruss - yes Vote 5-0 APPROVED 6. Gregg Moskowitz, 650 Riverside Drive, Proposed pool, Site plan Wetlands/Watercourse Permit- Preliminary presentation Ralph Peragine is the Senior Project Manager for Provident Design Engineering representing the applicant and stated that the applicant is seeking approval for a Site Plan, Floodplain Permit and a Wetlands/Watercourse Permit. Mr. Peragine shared the site plan and stated that the application proposes to construct an outdoor family pool at the rear of the property and as close to the house as possible to minimize impacts to the Wetlands buffer and the FEMA Floodplain line. Mr. Peragine described the proposed pool deck, patio, retaining wall, and fence included in the project. Mr. Peragine stated that he received James Natarelli's comments and that they will provide the 100 year storm design reports and mitigation plans after they have performed the infiltration and percolation tests. Drainage from the pool deck is proposed to go into a recharger system with an overflow and discharge into an existing stream. In response to comments received from David Smith, the plantings have been amended to include native species and details of the fencing will be provided. 7 (3/18/21) �Chairperson Hsu asked Ralph Peragine to provide details for the required Floodplain Development Prevention Permit. Ralph Peragine explained the details for the portion of the property that falls within the flood zoning boundary and requires a Floodplain Development Prevention Permit. James Natarelli stated that the Floodplain Development Prevention Permit requires an analysis to be completed as per the Village Code. Chairperson Hsu asked Ralph Peragine if they could have required submissions ready for the next meeting. Ralph Peragine requested the submission deadline date for the next meeting. Sean McCarthy stated that the deadline submission date for the April 22, 2021 meeting is April 8, 2021. Motion was made to schedule a public hearing for the April 22, 2021 meeting. Moved: Harries Seconded: Chairperson Hsu Vote 5-0 7. 14 Clinton Street LLC, 14 Clinton Street, Proposed two-family residence Dena Fellner Alto is the Project Manager and one of the investors. Ms. Alto stated that they owned the property prior to the fire and that they were in the process of completing plans for a renovation of the existing two-family house before the fire. A variance was previously granted to allow the house to be a two-family in the C-2 Zoning District. The proposed two car garage will be underneath the house Kersten Harries stated that a two-family residence is a permitted use in the C-2 Zoning District. The variance that would be required is related to the minimum lot requirements within the setbacks Yahaira Volquez Columbo is the architect representing the applicant and stated that they are not seeking to increase the existing non-conformities of the property and that little can be done about the existing conditions of the property. Discussion ensued on options for the proposed plan in relation to what previously existed and what is proposed for a new two-family residence within the existing lot width. Chairperson Hsu stated that a referral to the Zoning Board of Appeals will be required to work out the existing non-conformities of the property lot. Chairperson Hsu suggested that the architect provide a rendering of the proposed two-family residence in relation to the neighboring properties. 8 (3/18/21) �Sean McCarthy suggested that the applicants should work on the design components to fit in the existing character of the neighborhood. There are provisions in the Village Code that would allow the project to move forward without a variance in order to align the proposed structure with the adjacent building. There are opportunities to modify the plan that may not fully comply with the strict regulations of the Zoning Code but may provide a better plan for the neighborhood. Chairperson Hsu solicited suggestions from Sean McCarthy on how to proceed to the next steps. Sean McCarthy stated the application can remain the agenda to see if improvements can be made before the next meeting. A referral to the Zoning Board of Appeals should wait until schematics are more finalized. Suggestions were received from the Board for ways to modify their existing plan to better fit within the character of the neighborhood. The application was adjourned to the April 22, 2021 meeting. 8. Approval of minutes- February 18, 2021 Motion was made to approve the February 18, 2021 minutes. Moved: Harries Seconded: Chairperson Hsu Chairperson Hsu - yes Kersten Harries - yes Thomas Andruss - yes Ed McCarthy - yes Matthew Brennan -yes Vote 5-0 APPROVED Motion was made to adjourn the meeting at 9:10 PM. Moved: Chairperson Hsu Seconded: Brennan Respectfully submitted, PajweJaA^L&M Pamela Kroll Secretary to the Planning Board 9 (3/18/21) � 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_2021-03-18_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/9b1e2f084f5e6a78fb84c3ff292596a4.pdf 4c191c1377152f02fcac5c79c03d4a6e 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_349-355 Hollows Pass Amended ARB 3-19-26 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/c287bba92570a46538e52244c28ca970.pdf d5608561934d5cdd53890064d2344781 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_315-319 Hollows Pass 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/42fcb88af26901d5c63bf86d2e62d51c.pdf a508e782b560fc104f8d26823b969bc9 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_2024-07-18_WOS III _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/d3f8046f6d7b3486354cfb57550eb48b.pdf 351204dc2a99b5032046a8f442a471f1 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_2023-07-27_1 Kelbourne Avenue 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/8c469a0443c01dcdedb678936e3b0235.pdf 85039d2934ded983ff4e33991bd3c3dc PDF Text Text Village of Sleepy Hollow Planning Board Minutes September 22, 2022 The regular meeting was called to order at 7:10 PM by Chairperson Hsu. Chairperson Hsu summarized the agenda. Present: Marjorie Hsu, Chairperson Kersten Harries Erin Carney Lindsay Krakauer Matthew Brennan Rachelle Gebler Also Present: Joshua Subin, 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 Agenda: 1) Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, Site plan approval- Continued public hearing 2) Village of Sleepy Hollow, Statue Island Park, Proposed improvements- Resolution 3) Village of Sleepy Hollow, Pocantico River and Devries Park, Proposed improvementsResolution 4) Westchester County Department of Public Works, Parks, Recreation and Conservation, Kingsland Point Part, Bulkhead replacement, Wetlands Watercourse Permit approval- Resolution 5) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P & N Townhomes Phase II, Block N Amenities and proposed sales office, Site Plan & Architectural Review Board approval- Continued public hearing 6) Landrock LLC, 231 Webber Avenue, Driveway modification, Amended site plan and wetlands watercourse permit approval- Continued public hearing, draft resolution 7) 46 Hudson St., LLC/Alex Tseng, 46 Hudson Street, Proposed three-family residence, Site Plan approval - Presentation 8) Phelps Hospital/Northwell Health, New York SMSA Limited Partnership (Verizon Wireless), Wireless communications permit, Amended Site Plan- Preliminary presentation 9) Approval of minutes, July 21, 2022 1 (9/22/22) �1. Franceso Alesci, 135 Beekman Avenue, Proposed multi-family building, Site Plan approval-Continued public hearing Chairperson Hsu stated that the applicant has requested an adjournment to the October 20, 20022 meeting. Motion was made to open the public hearing. Moved: Hsu Seconded: Harries 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 October 20, 2022 meeting. Moved: Hsu Seconded: Krakauer Vote 6-0 2. Village of Sleepy Hollow, Statue Island Park, Proposed site improvments-Resolution Chairperson Hsu stated that a draft resolution will be prepared for the October 20, 2022 meeting to close out the application for the proposed site improvements at the Village of Sleepy Hollow Statue Island Park. The Board of Trustees instituted new Zoning Code regulation that allows the Trustees to move forward with municipal projects without the oversite of the Planning Board. 3. Village of Sleepy Hollow, Pocantico River and Devries Park, Proposed site improvements- Resolution Chairperson Hsu stated that a draft resolution will be prepared for the October 20, 2022 meeting to close out the application for the proposed site improvements at the Village of Sleepy Hollow Pocantico River and Devries Park. The Board of Trustees instituted new Zoning Code regulation that allows the Trustees to move forward with municipal projects without the oversite of the Planning Board. 4. Westchester County Department of Public Works, Parks, Recreation and Conservation, Kingsland Point Park, Bulkhead replacement, Wetlands Watercourse Permit approvalResolution Chairperson Hsu stated that the representatives from Westchester County have not come before the Board and that they are proceeding under their own permitting authority. A draft resolution will be prepared for the October 20, 2022 meeting to close out the application. 5. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P & N Townhomes, Phase II, Block N amenities and proposed sales officeSite Plan & Architectural Review Board approval Motion was made to open the public hearing. Moved: Hsu Seconded: Gebler 2 Vote 6-0 (9/22/22) �Andrew Tung is an associate with DTS Provident Design Engineering, LLP representing the applicant. Mr. Tung stated that responses were submitted addressing the concerns from Sean McCarthy and Woodard & Curan. Mr. Tung stated that the prior submission proposed to raise the floor elevation of the buildings and the pool to provide physical separation between the pool and the sidewalk. There were concerns on how pedestrians would access the buildings from both sides. The revised application proposes to lower the grade of the building and the parking lot; and to add a new ramped walkway to provide ADA accessibility at the north end of the building. Accessible parking spaces will be split in order to provide spaces at the north and south ends of the buildings. A revised Planning Board Application was submitted proposing to use the north clubhouse building initially as a sales office. The proposed wall at the south end of the property will provide a level area between the wall and the south boundary for the Metro-North easement. Mr. Tung stated that Craig Tompkins has been in contact with Metro-North to discuss a revised easement agreement. Craig Tompkins is the Project Manager for Lighthouse Landing LLC, and stated that since 1913 there was an easement on the south end of the project that allowed Metro-North to enter from Beekman Avenue down to the lot. It has not been used for almost 90 years because trucks are unable to get down from Beekman Avenue to the lot. They are trying to make a deal with MetroNorth to release them from the existing easement and to create an easement within the DeCicco’s retail lot that would go from Legend Drive through their property, where Metro-North would have a gate that would provide access to all of the tracks from the south to the north. They will be submitting a future Site Plan Amendment for Block A in which they will have an easement agreement in place with Metro-North that will close the old easement and open the new easement and to eliminate the easement along the wall noted on this current plan. The easement is not on the recent subdivision maps and will not be included on future maps. David Smith stated that the easement, currently shown on the plan is for the overpass, and is an easement created by Edge-on-Hudson, not by Metro-North. Mr. Tung stated that Mr. Smith is correct, but that is a separate easement. The easement they are discussing is an access easement. Craig Tompkins stated that the overpass easement is with the Village, not with Metro-North. David Smith asked Mr. Tompkins if the Village has been involved in the discussions with MetroNorth. Craig Tompkins stated that the Village has not been involved in their discussions with MetroNorth because it is their private property. David Smith asked Mr. Tompkins if eliminating the access easement would affect the overpass easement. James Natarelli asked how Metro-North would access the tracks when the overpass easement is in place. Craig Tompkins stated that Metro-North does not need the access easement and will have a vehicle gate at the new easement planned at Block A. 3 (9/22/22) �David Smith stated that negotiations with the Village and Metro-North are required for an easement that allows the overpass to go from the East Parcel to the West Parcel over the tracks. Joshua Subin stated that he is in contact with Metro-North and that he will include David Smith in the discussions. Mr. Tung stated since the easement is not required, they will remove the protective fence and the wall, and re-grade the area. Bill McGuiness is the founder of Sun Homes and the architect for the Block O/P & N Townhomes, Phase II, and the Block N amenities buildings. Mr. McGuiness agreed to reduce the grade to the previously approved elevations. This will provide ADA access on both ends of the property. Mr. McGuiness asked if this change would allow the Planning Board to support the approval of the project at the next meeting. Kersten Harries asked Mr. McGuiness what the previously approved grade was and how the proposed change would affect the current plan. Mr. McGuiness stated that the sidewalk elevation at each side of the building is 14.5 and at 16. The finished floor elevation at the pool deck is 16.40. Chairperson Hsu asked if this change will resolve the concerns for ADA access for both of the buildings. Mr. McGuiness stated that there was accessibility on the south end of the fitness center and there will be a new ramp at the north end building. Kersten Harries asked how the elevation changes would affect the proposed entrance locations or the orientation of the buildings. Mr. McGuiness stated that they propose to keep the entrance locations as planned because in order to put primary entrances on the street, it would create a need for a vestibule that walks directly into the space and would create the primary activity on the sidewalk. The buildings are too small to provide multiple entrances. Chairperson Hsu asked Sean McCarthy if there are other issues that need to be discussed. Sean McCarthy stated that they have mentioned some of the major items that changing the grade will resolve. Chairperson Hsu questioned if air-sourced heat pumps for the heating and cooling of the buildings are proposed, and asked Mr. McGuiness to explain how the mechanical equipment will be accessible through the roof. Mr. McGuiness stated that the air-sourced heat pumps are proposed for both buildings. The mechanical equipment will be stored in the roof top parapets. There will be a fixed ladder located inside a closet with a vertical door hatch through the attic space leading onto the roof with a 4 (9/22/22) �grille above. They still have work to do in order to figure what the size of the equipment will be and how they are going to construct the access hatchs and stated that they have drawn the plan based on the largest equipment available. Kersten Harries asked Mr. McGuiness why the roof lines on the east and west elevations appear to be different in height since the north and south roof lines appear the same. Mr. McGuiness stated that he drew the plans and that the east and west elevations are a mistake. The south end roof line is boosted to provide more space. Chairperson Hsu solicited comments from the consultants. Anthony Catalano stated that clarification is required on how they intend to winterize the pool and how they will handle the water discharge. David Smith stated that he wants to make sure that the Planning Board is comfortable with the entrances proposed and how they relate to the street frontage. Chairperson Hsu solicited comments from the public. There were no public comments. Chairperson Hsu made a motion to adjourn the application to the October 20, 2022 meeting and directed David Smith to draft a resolution. Moved: Hsu Seconded: Krakauer Vote 6-0 6. Landrock, LLC, 231 Webber Avenue, Driveway modification, Amended Site Plan and Wetlands permit approval- Continued public hearing, draft resolution Motion was made to open the public hearing. Moved: Hsu Seconded: Gebler Vote 6-0 Allison Fausner is a member of the law firm of Cuddy & Feder, LLP representing the applicant and stated that they have submitted responses to comments and revised drawings to address the concerns from the July meeting. Ms. Fausner asked that the Planning Board adopt the draft resolution. Chairperson Hsu stated that the main public safety concern is that the applicant resolve the accessibility of the entrance gate for Village staff and emergency vehicles prior to issuance of the Building Permits. Chairperson Hsu solicited comments from the public. There were no comments from the public. Motion was made to close the public hearing. Moved: Hsu Seconded: Carney 5 Vote 6-0 (9/22/22) �Chairperson Hsu requested that David Smith read the highlights of the draft resolution. David Smith stated that the Village staff and the applicant have reviewed the draft resolution. Mr. Smith read the resolve clauses and the conditions of the draft resolution. Motion was made to approve the resolution. Moved: Hsu Seconded: Harries Chairperson Hsu - yes Kersten Harries - yes Lindsay Krakauer - yes Erin Carney- yes Rachelle Gebler- yes Matthew Brennan- yes Vote 6-0 APPROVED 7. 46 Hudson St., LLC/Alex Tseng, 46 Hudson Street, Proposed three-family residence, Site Plan approval- Presentation Brian Hopkins is the architect representing the applicant. Mr. Hopkins stated that revisions were made to the application as per comments received from the Board. The parking was moved to the front and the applicant will be seeking a variance for three parking spaces. Pushing the building back eliminates the need for a variance for the front yard setback and reduces the bulk of the building. The new roof line is relative in elevation to the other roof lines on the street. Hardie board siding and Azek trim is now proposed for the entire building and a different color board and batten siding is proposed within the upper portion of the roof ridge to reduce the scale of the building. Brian Hopkins presented the Site Plan and stated that they will be seeking a variance for the side yard setback. Moving the cars and parking spaces into the front yard allows for more green space in the rear yard. A Juliette balcony has been added to the third floor. Chairperson Hsu stated that even though the proposed height has not changed, pushing the building back and changing the roof line makes the building feel less imposing and dominating on the street. Her main concern is having the three parking spaces in the front and asked Mr. Hopkins if he has exhausted the configurations for the back yard. Brian Hopkins asked if the Board would allow the applicant to have two tandem parking spaces on the side driveway and two parking spaces in the front. Kersten Harries asked how that change would fit into the current design. Mr. Hopkins stated that they would move the bicycle parking and the trash chute to the front in lieu of the third parking space. Rachelle Gebler asked Mr. Hopkins how the tenants would access the rear yard green space if the driveway was used for parking. Mr. Hopkins stated that the basement unit tenant could access the rear yard through their patio. The other two units would have to walk through the side yard to access the rear yard green space. 6 (9/22/22) �Kersten Harries asked Mr. Hopkins if all of the tenants would have access to the open space and requested that he submit a landscape plan to detail the configuration. Mr. Hopkins stated that the open space is for the use of all of the tenants and that he will provide a landscape plan. Lindsay Krakauer stated that the proposed parking in the front of the building is not in keeping with the continuity of the streetscape, and asked Mr. Hopkins if there is an option that could keep the parking in the rear yard. Mr. Hopkins stated because of the turning radii, the entire backyard would be the parking lot. The engineer explored may different configurations for the proposed three parking spaces. Ms. Krakauer asked if the turning radii could work for two parking spaces. Chairperson Hsu suggested parking two cars in the rear yard and having two tandem spaces in the side yard, which would then remove one parking space needed on the street. There was a discussion regarding the different options for parking and the front setback of the building. The Board suggested moving the building forward and figuring a way to have the parking in the side and rear yards of the property. Sean McCarthy asked Mr. Hopkins how many parking spaces are required. Mr. Hopkins stated that the proposed application requires six parking spaces. If they use the existing driveway and the rear yard, they will reduce the amount of green space. Erin Carney stated that although green space is important, the pleasure and usability of the porch spaces is important. The value of the porch spaces goes down if they are perched above or directly behind vehicles. Kersten Harries suggested that if they relocate the parking to the back of the building, the building could be moved forward, but still leave some room for green space in the front yard. Ms. Harries suggested shifting the bedroom locations so that patio access from the ground floor apartment would be from the kitchen or dining room. She suggested that adding rear balconies to the upper level units for views to the rear yard greenspace or possibly providing access to the rear yard from the upper units. Ms. Harries suggesting adding windows or skylights to the bathrooms. Chairperson Hsu stated that she does not see a problem with backing out of the driveway if that helps with the configuration of the parking spaces. Sean McCarthy asked Mr. Hopkins if the applicant has considered moving the driveway to the south side to allow more southern exposure and so that backing out of the driveway would be a more straight shot. 7 (9/22/22) �Brian Hopkins stated that he will consider the suggestions and revise the application for the October meeting. 8. Phelps Hospital/Northwell Health, New York SMSA Limited Partnership (Verizon Wireless), Wireless communications permit, Amended Site Plan – Preliminary presentation Michael Sheridan is an attorney with Snyder & Snyder, LLP representing the applicant. Mr. Sheridan stated that the application proposes to upgrade their existing facility at Phelps Hospital by replacing (9) antennas, adding (3) additional antennas, and related equipment on the tower. The application is an eligible facilities request under Federal Law, which states that if the application meets certain criteria the application shall be approved at the local level. Mr. Sheridan stated that he noticed a discrepancy in the way the illustrations detail the exisiting antennas and the proposed configuration on the tower. Mr. Sheridan requested that the Board approve the application pending the submission of revised details from Verizon. Mr. Sheridan presented a photograph of the exiting tower and stated that Verizon’s equipment is the second one down from the top and only visible from the parking lot. Chairperson Hsu asked Mr. Sheridan if this application is for a 5G upgrade. Mr. Sheridan stated that the technology is constantly improving to make service better. Sean McCarthy asked Mr. Sheridan if the upgrades would interfere with the eagles nest. James Natarelli asked Mr. Sheridan if the revised plans would result in changes to the FCC RF Compliance report. Mr. Sheridan said that the RF Compliance report should not change because the equipment height will remain the same. Chairperson Hsu made a motion to waive the public hearing, approve the application, and to direct David Smith to draft a confirmatory resolution for the October 20, 2022 meeting. Moved: Hsu Seconded: Krakauer Chairperson Hsu - yes Kersten Harries - yes Lindsay Krakauer - yes Erin Carney- yes Rachell Gebler- yes Matthew Brennan- yes Vote 6-0 APPROVED 9. Approval of minutes- July 21, 2022 Motion was made to approve the July 21, 2022 minutes. Moved: Hsu Seconded: Carney Chairperson Hsu - yes 8 (9/22/22) �Kersten Harries - yes Lindsay Krakauer - abstained Erin Carney- yes Rachelle Gebler - yes Matthew Brennan- abstained Vote 4-0-2 APPROVED Motion was made to adjourn the meeting at 8:45 PM. Moved: Hsu Seconded: Krakauer Vote 6-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 9 (9/22/22) � 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_2022-09-22_Approved Planning Board Minutes 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/849ccbd651fc890580770ec280fe4a6e.pdf 2bf9542ad1b3bbc6dbf554cbff4c1a5d PDF Text Text Village of Sleepy Hollow Planning Board Minutes April 22, 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 Kersten Harries Ed McCarthy Matthew Brennan Erin Carney Lindsay Krakauer 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 Agenda: 1) Hudson Valley Writer Center, Inc., Philipse Manor Railroad Station, 300 Riverside Drive, Proposed subdivision- final plat - Revised resolution 2) GTY NY Leasing Inc., 215 North Broadway, Amended site plan- Continued public hearing, pending ZBA approval 3) Gregg Moskowitz, 650 Riverside Drive, proposed pool, site plan approval, Wetlands/Watercourse permit - Public hearing, requested adjournment 4) Tap Zee Realty, LLC, 47 Clinton Street, Proposed change of use - Presentation, pending ZBA approval 5) Franceso Alesci, 135 Beekman Avenue, Proposed multi-family building, site plan approval - Presentation 6) 14 Clinton Street LLC, 14 Clinton Street, proposed two-family residence - Presentation 7) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, 199 Beekman Avenue, Phase III, Block O/P Townhome One, Architectural detailsPresentation 8) Approval of minutes - March 18, 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 (4/22/21) �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 stated that all of the Board members are in attendance. Chairperson Hsu read the agenda and stated that a request for adjournment was received from the 650 Riverside Drive application. 1. Hudson Valley Writers Center, Inc., Philipse Manor Railroad Station, 300 Riverside Drive, Proposed subdivision- final plat- Revised resolution Chairperson Hsu requested that Clinton Smith provide an explanation for the re-execution of the resolution approval. Clinton Smith stated that the Department of Health delayed the submission of the filing of the subdivision plat with Westchester County. The Hudson Valley Writers Center requested a reexecution of the resolution so that they could file within the required time period. Motion was made to adopt the revised resolution for the final subdivision plat approved at the January 21, 2021 meeting. Moved: Chairperson Hsu Seconded: Krakauer Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Matthew Brennan - yes Lindsay Krakauer - yes Erin Carney - yes Vote 6-0 APPROVED 2. GTY NY Leasing Inc. 215 North Broadway, Amended site plan - Continued public hearing, Pending ZBA approval Nancy Forrest is an associate with GNS Group and stated that they presented to the Zoning Board of Appeals at the March 17, 2021 meeting and it was requested that they adjust the designs for the proposed signage. Changes were made to the size of the signage and the lighting of the lettering. The proposed signage was approved by the Zoning Board at last night's meeting. Chairperson Hsu directed David Smith prepare a resolution for the May 20, 2021 meeting. Motion was made to open the public hearing. Moved: Chairperson Hsu Seconded: Harries 2 Vote 6-0 (4/22/21) �Chairperson Hsu solicited comments from the public. There were no comments from the public. Motion was made to close the public hearing. Moved: Chairperson Hsu Seconded: McCarthy Vote 6-0 Motion was made to approve the site plan amendment and prepare a confirmatory resolution. Moved: McCarthy Seconded: Chairperson Hsu Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Matthew Brennan - yes Lindsay Krakauer - yes Erin Carney - yes Vote 6-0 APPROVED 3. Gregg Moskowitz, 650 Riverside Drive, Proposed pool, site plan approval, Wetlands/Watercourse Permit - Public hearing, requested adjournment Motion was made to open the public hearing. Moved: Chairperson Hsu Seconded: Brennan 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 May 20, 2021 meeting. Moved: Chairperson Hsu Seconded: Harries Vote 6-0 4. Tap Zee Realty LLC, 47 Clinton Street, Proposed change of use - Presentation pending ZBA approval James Vassalotti is the architect representing the applicant and stated that they met with the Zoning Board of Appeals last night and that they are working on changes for the application. Mr. Vassalotti stated that he doesn't have a presentation for tonight's meeting. No action was taken. 5. Franceso Alesci, 135 Beekman Avenue, Proposed multi-family building, site plan approval - Presentation James Vassalotti is the architect representing the applicant. Mr. Vassalotti presented the revised site plan and stated that the applicant is considering eliminating the indoor pool to allow for five additional parking spaces under the building and eliminate the need for five parking spaces 3 (4/22/21) �outside in order to accommodate an outdoor recreational space. This would eliminate the originally proposed roof top recreational space. Mr. Vassalotti stated that they are working with a traffic consultant to address the potential site access concerns. Sean McCarthy asked if the applicant is considering installing two curb cuts on Beekman Avenue for traffic circulation and stated that two curb cuts within eighty feet of frontage will not be a successful solution on the Beekman Avenue location. James Vassalotti requested that the Fire Department review the application. Sean McCarthy stated that a preliminary review from the Fire Department suggested that they would not have sufficient emergency vehicle access to the back parking area. Mr. McCarthy stated that the site plan needs to be refined before further review can be considered. James Vassalotti stated that the site doesn't allow for a full turning radius for a fire truck and that he is unsure why the fire trucks would not back up into the rear parking lot. Sean McCarthy suggested that they review the site plan for the 30 Andrews Lane project and how it was proposed to accommodate emergency vehicle access. James Vassalotti shared a streetscape plan and described how the proposed building massing will compare with the surrounding buildings on Beekman Avenue. James Vassalotti shared a rendering of the proposed building and stated that they have eliminated the shared portico and that all of the balconies will be set beyond the curb line so that there will be no issues with vehicles. The exterior of the buildings will consist of Hardie Board siding and asphalt shingled roofs. Chairperson Hsu asked James Vassalotti to consider changes for the exterior configurations of the porches to align with the surrounding properties. James Vassalotti stated that they will prepare responses to the comments received from the consultants for the next meeting and asked Sean McCarthy when the Fire Department could complete their review of the site plan. Sean McCarthy stated that the Village Engineer and Planner need to be satisfied with the site access to before it is reviewed further by the Fire Department. Mr. McCarthy stated that they should focus on the building bulk, design, the site circulation, and the parking before they focus on the engineering drawings. Erin Carney requested that they consider the massing of the building with the surrounding area and providing a pedestrian experience bridging the commercial areas on Beekman with the new the developed portions of Sleepy Hollow. James Vassalotti stated that his goal is to establish a code compliant building. Chairperson Hsu stated the Board would like the building aesthetics to fit within the character of the neighborhood. 4 (4/22/21) �Sean McCarthy stated that the Planning Board reviews the architectural details of the application. The application was adjourned to the May 20, 2021 meeting. 7. 14 Clinton Street LLC, 14 Clinton Street, Proposed two-family residence Dena Fellner Alto is the Project Manager and one of the investors. Ms. Alto stated that changes to the application include moving the house back fifteen feet, adding decks to the rear of the building, and removing the proposed garage parking. It is now proposed to have a two bedroom apartment on the ground floor and a three bedroom duplex on the second and third floors. Chairperson Hsu stated that the drawings are not clear on where proposed house will be located in relation to the street and the architectural designs are not uniform in how they relate to the neighboring houses on Clinton Street. Dena Fellner Alto described the reasoning for the location of the house and the elimination of the front porches in relation to the neighboring car repair shop to the right of the house. Yahaira Volquez Columbo is the architect representing the applicant and suggested that they could push the house back and add balconies in the front of the house in order to balance with the neighboring structures. The proposed rear decks are for privacy and for enjoyment of the back yard. Ms. Columbo stated that they could prepare renderings to illustrate the options. Chairperson Hsu requested that they prepare architectural rendering drawings of the proposed house within the existing streetscape. Chairperson Hsu stated that the Building Department will provide them with an example of the kind of drawing detail that the Planning Board wishes to see. Kersten Harries stated that the Board may prefer to support a plan that would require a variance for a front yard set-back in order to provide the front porches. Front porches provide an architectural aesthetic improvement for the building and a practical and functional aspect for the apartments. Ms. Harries suggested that changing the entrance to the ground floor apartment to above grade may eliminate the problem anticipated for the front porches. Ms. Harries suggested other options that may enhance the front facades of the building. Yahaira Volquez Columbo stated that the proposed layout of the building was designed to maximize the square footage of usable living space within the permitted building height of 35 feet from the grade to the ridge line. Sean McCarthy stated that if the design proposes a gable roof, you are permitted to take the height from the curb line to the midpoint of the roof. The Village will not want an entrance to a two-family house below grade. Erin Carney stated that she agrees with designing the house to be in line with the other existing structures on the street and keeping with the character of the block as a whole. 5 (4/22/21) �Chairperson Hsu stated that the submission date for the May 20, 2021 meeting is May 6, 2021 and asked if they will be prepared to present at May meeting. Yahaira Volquez Columbo stated that she will let Sean McCarthy know if they will be ready for the May meeting. No action was taken. 8. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, 199 Beekman Avenue, Phase III, Block O/P Townhome One Architectural DetailsPresentation Jennifer FitzGibbon is the architect from KTGY Architecture & Planning representing the applicant. Ms. FitzGibbon shared the strip elevations for Units 1-20 and described the trim designs and materials that have been updated to provide architectural changes from the elements in the Block-J townhomes. There will be three different elevations that will be predetermined by the builder for the units in order to maintain a diversified rhythm within the block. Ms. FitzGibbon shared the proposed floor plans and described the "Kit of Parts" options that the buyers will have within the different elevation unit styles and lots. Ms. FitzGibbon shared the material color schemes and stated that they will be preselected by the builder based on the elevation unit style. Chairperson Hsu solicited comments or questions from the Board. David Smith asked Jennifer FitzGibbon asked if the patio railings for the elevated units are a Building Department requirement or a design feature. Jennifer FitzGibbon stated that the patio railings are proposed for the units based on the sidewalk elevation and the first floor level. They determined that any patio height over 24 inches should have a railing for safety reasons. David Smith asked Jennifer FitzGibbon if future homeowners will have the option of altering the patios. Jennifer FitzGibbon stated that as long as the alteration meets Code, the homeowners could file to make alterations to the patio areas. Sean McCarthy asked if there will be Homeowner Association restrictions for alterations to the patios. Mr. McCarthy asked if there has been any consideration to adjusting the first floor elevations for those units so that the tops of the buildings strip will be modulated. Robert Dowd is the Assistant Vice President for Toll Brothers, Inc. and stated that he is unsure of what restrictions will be included in the Homeowner Association documents. Greg Otis is the Sr. Land Development Manager, New York Metro for Toll Brothers, Inc. and stated that the elevations for the twenty units were designed to be consistent with the low garden wall height. 6 (4/22/21) �Sean McCarthy requested confirmation that there are only two units proposed at the 22 foot width. Jennifer FitzGibbon stated that only two units are proposed at a 22 foot width but, there will also be two high visibility units that will be 21.4 foot wide at the front elevations. Sean McCarthy asked if these are the builder's finalized pre-selected unit plans for sale. Jennifer FitzGibbon stated that the plans represent the builder pre-selected units and the "Kit of Parts" options will be available to the buyer. Sean McCarthy asked if the same roof top screening methods for the air conditioning units from Block-J are proposed for these units. Robert Dowd stated that the same type screening will be used for the air conditioning units for those buyers who choose the roof top terrace option. Jennifer FitzGibbon shared elevation drawings from Block-J to illustrate how the rooftop screening is constructed. There was a discussion regarding the buyer options that have been popular with the current owners of Block-J. Chairperson Hsu stated that there are pending engineering items from the original site plan approval and asked if they could provide an update for when they will be resolved. Peter Chavkin is the Managing Partner of Biddle Real Estate Ventures and stated that he will follow up on the engineering items. Mr. Chavkin stated that the reason for the expedited approval was so that Toll Brothers Inc. could finalize and submit the Condominium Plan to the Attorney General's Office for approval and be able to continue the sales efforts. There was a discussion regarding the estimated schedule for construction completion and how many units have been sold to date. Chairperson Hsu solicited guidance from Clinton Smith on how to proceed with the approval of the application. Clinton Smith stated that the Board can approve the adoption of the proposal based on the architectural renderings and request that a confirmatory resolution be drafted for approval at the next meeting. Chairperson Hsu directed David Smith to draft a resolution and stated that she would prefer to hold off on the adoption of the resolution until the engineering items have been resolved from the Site Plan approval. David Smith stated that the right-of-way road connection at Palisades Boulevard should be addressed to meet the Code requirements. 7 (4/22/21) �Robert Dowd requested that the Planning Board grant approval of the architectural drawings tonight so that can submit their condominium offering plan to the Attorney General's office. Motion was made to approve the architectural drawings dated April 9, 2021 for the twenty townhome units subject to the conditions of the January 7, 2021 Block OP Site Plan approval. Moved: Chairperson Hsu Seconded: Harries Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Matthew Brennan - yes Lindsay Krakauer - yes Erin Carney - yes Vote 6-0 APPROVED 9. Approval of minutes- March 18, 2021 Motion was made to approve the March 18, 2021 minutes as amended. Moved: Harries Seconded: Chairperson Hsu Chairperson Hsu - yes Kersten Harries - yes Lindsay Krakauer - abstained Ed McCarthy - yes Matthew Brennan - yes Erin Carney - abstained Vote 4-0-2 APPROVED Motion was made to adjourn the meeting at 10:00 PM. Moved: Chairperson Hsu Seconded: Harries Respectfully submitted, PcMvLaJa, /Kt&M Pamela Kroll Secretary to the Planning Board 8 (4/22/21) � 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_2021-04-22_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/2cf767763fce2738b0f172d67394ae02.pdf dc869542c334cec774568f5c371649d6 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_340-350 Legend Drive Amended ARB 3-19-26 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/450dd6d45745798e065f557b6d71ac03.pdf baa399216a3da0e189bdd302dfcbe29e 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_301-313 Hollows Pass 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/a636c034b3f30406889a58f7c701b4dd.pdf 8ae11950caf2a79b292b57b8b06f480c 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_2024-07-18_Kendal on Hudson_Amended Site Plan- Appproved 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/0466d5f7d80f095956853ec61e92a1d2.pdf b07d9c5cb6a91e110ccd6c7c2cabfed5 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_2023-07-27_135 Beekman Avenue Approved ARB 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/c383a2ec61cc46e5fbe987691cae8a41.pdf 84f8521272e64d984368e8e9c8eb415a 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_2022-07-21_Approved Resolution EOH Block M Site Plan 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/72a80643fba2c46f0263c06802e337b7.pdf 7039edc918a811353b97a30a5267d746 PDF Text Text CONFIRMATORY RESOLUTION Adopted at the May 20,2021 Meeting of the Village of Sleepy Hollow Planning Board RESOLUTION: AMENDED SITE PLAN APPROVAL - SIGN PERMIT PROPOSED: Revised sign installation LOCATION: 215 North Broadway TAX MAP DESIGNATION: Section 115.11 Block 5, Lot 32 ZONING: C-l Highway Commercial WHEREAS, the Planning Board of the Village of Sleepy Hollow (the "Planning Board") received an application for an amended site plan approval related to the installation of new signage (the "Application") pursuant to the Village Zoning Ordinance, Section 338-6 Signs and to applicable laws and regulations considered pertinent to the Application, for the installation of two sets of front lit signs, one on the front facade and the other on the south fagade (the "Proposed Action"). The Application was submitted on behalf of GNS Group LTD (the "Applicant"); and WHEREAS, the Planning Board has reviewed the following materials: 1. Site Plan application, dated 7/2/2020, signed by Betsi Lia Montenegro-Squires on behalf of the Applicant; 2. Site survey dated 2/18/16 prepared by Morris Associates PLLC; 3. Proposed signage diagrams prepared by GNS Group last revised 4/1/21; 4. Correspondence from Village planning consultant Planning & Development Advisors dated 9/10/21 to the Planning Board; 5. Correspondence from the Applicant responding to the 9/10/21 correspondence from the Village Planning Consultant dated 9/24/20; and WHEREAS, the proposal was discussed by the Planning Board at a public meeting held at Village Hall on 9/17/20 and a public hearing held on 10/22/20 and on 4/22/21 in which all members of the public were invited to be heard; and WHEREAS, based on the discussions between the Applicant and the Planning Board it was determined that a variance would be required due to the size of the proposed signs and the Applicant subsequently made an application to the Village of Sleepy Hollow Zoning Board of Appeals (the "ZBA"); and Page 1 of 3 �WHEREAS, the Applicant appeared before the ZBA at a duly noticed public hearing on 2/17/21 which was adjourned to 4/21/21 at which time the ZBA approved a slightly smaller version of the proposed signs; and WHEREAS, the Applicant appeared before the Planning Board on 4/22/21 as a continuation of the original public hearing and did present the decision made by the ZBA; 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 Village Planner 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 Chapters 9 and 338-6 and 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 under SEQRA and makes a determination of non-significance of environmental impact; and be it further RESOLVED, that the said Application for amended site plan approval relative to the change in sign design as approved by the ZBA at their 4/21/21 meeting is hereby granted approval and the Applicant may obtain the endorsed approval of the Planning Board Chair on a copy of the resolution and upon the site plan drawings, as and when revised as necessary to show compliance with the conditions below, 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. 2. Prior to the issuance of a Certificate of Occupancy, an as built survey shall be provided to the Village Building Department, any material change to the site plan from that approved by the Planning Board will require the Applicant to present the revised plan to the Planning Board for a site plan amendment. Page 2 of 3 �PLANNING BOARD VILLAGE OF SLEEPY HOLLOW it- JOi^ Date I, . c^^bputy Jhe undersigned true copy of an extract duly adopted by the Board of Trustees^nnin^Zonlng of the Village of Sleepy Hollow, on the ^ d a y of 2 2 1 ^ 2 .20<£Landof the whole thereof, and I further certify that the same was entered Mo the minutes of the meeting of said Board Of Trustees/Planning/Zoning held on said date. IN WITNESS WHEREOF, I have hereunto set my hand andflffififersealthisiJLdav nf . 20£± Page 3 of 3 ZqZ-V � 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_2021-05-20_5-20-21_215-N-Broadway-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/c2b6e796d5b25ef313fb7665927d1c8d.pdf 9ebfc5026c01fa675243e6abf1d3fe28 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_332-338 Legend Drive Amended ARB 3-19-26 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/3e86ca2a95d9f25d388e4c94e65a7bc0.pdf 43a486c62fac08c2891c383dc320b860 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_212-216 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 https://sleepyhollow.localarchives.org/files/original/9e16e047b558b1cd324a83b78399de09.pdf 5e87f9f350a2ce5df1e9bf6850101dd2 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_2024-07-18_401-403 Legend Drive_Amended Site Plan_ 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