4 25 3689 https://sleepyhollow.localarchives.org/files/original/132c8e86a7eb6658c24f1250575cf465.pdf fa36f2265be1fa7bae79a6465a572ea4 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_200-210 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/8b3e9f8b1246e35f171fe810b7da5602.pdf 3a8f7b044a6e3e4722fc14b1dae71fdf 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_201-209 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/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/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/4c30da4680c14748c25b32975a66548b.pdf 359616bb7d9b5a9ac8ab4372907b3d39 PDF Text Text Village of Sleepy Hollow Planning Board Minutes November 20, 2025 Chairperson Krakauer called the meeting to order at 7:00 PM. Chairperson Krakauer reviewed the agenda. Present: Lindsay Krakauer, Chairperson Chris Camia Jay Schulz Ken Anderson Richard Gross Benjamin Nielsen Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer David Smith, Village Planner Sean E. McCarthy, Building Inspector Absent: Pamela Kroll, Secretary to the Planning Board Agenda: 1) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Draft resolution 2) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Continued public hearing, Draft resolution 3) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan ApprovalContinued public hearing, Draft resolution 4) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Continued public hearing 5) Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review Approval- Public hearing 6) Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singlefamily residence, Site Plan & Architectural Review Approval- Public hearing 7) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Permit Approval- Public hearing 8) KWD Realty LLC, 309-315 North Broadway, Proposed 4 story self-storage facility, Site Plan & Architectural Review Approval -Discussion 1 (11/20/25) �9) Phelps Hospital/Northwell Health, 1 Phelps Lane, Nurses Residential Building, Proposed change of use- Site Plan & Architectural Review Approval - Preliminary Presentation 10) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Palisades Blvd., Block Q -material storage, Site Plan Approval – Preliminary Presentation 11) Approval of minutes, October 9, 2025, October 16, 2025 1. 188 Wyatt LLC, 188 Cortlandt Street, Amended Site Plan Approval -Discussion Chairperson Krakauer asked David Smith to read the draft resolution. David Smith read the resolved clause and conditions of the draft resolution. Richard Gross moved to the approve the resolution. Moved: Gross Seconded: Camia Chairperson Krakauer, yes Chris Camia - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Benjamin Nielsen- yes Vote 6-0 2. John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Continued public hearing, Draft resolution Benjamin Nielsen moved to open the public hearing. Moved: Gross Seconded: Schulz Vote 6-0 Chairperson Krakauer solicited comments from the public. There were no public comments. Dipti Shah, the architect representing the applicant, stated that no changes have been made to the architectural drawings. James Natarelli stated that there are no outstanding engineering concerns. David Smith read the resolved clauses and conditions of the draft resolution. Richard Gross moved to close the public hearing and approve the resolution. Moved: Gross Seconded: Nielsen Chairperson Krakauer- yes 2 (11/20/25) �Chris Camia - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Benjamin Nielsen- yes Vote 6-0 3. Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan & Architectural Review Approval- Continued public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Schulz Vote 6-0 Chairperson Krakauer asked Mr. Sherman if the use of the pool has changed since the original application. Mr. Sherman stated that incorporating part of the pool into a hot tub would not change the pool's footprint or the location of the equipment proposed in the basement. Chairperson Krakauer stated that the Board has reviewed the application with respect to noise and street visibility. She asked Mr. Sherman how much of the pool would be utilized for lap swimming when considering the stairs. Mr. Sherman stated that the lap pool area would be 30 feet in length. The planting area is three feet wide and would provide enough room for the proposed plantings. Devin Bandelli stated that they propose eliminating the stairs and using the benches to step into the pool. The Board held a discussion with the applicant and design professionals regarding the width of the planting area, whether the plantings would provide adequate screening of the pool, and whether the plantings are salt-tolerant. James Natarelli discussed the open engineering comments with the applicants’ engineer, Brian Hildenbrand, related to the stormwater retention designs and elevations. Chairperson Krakauer asked Sean McCarthy if the Zoning Board of Appeals had approved the current use of the pool. Sean McCarthy stated that the Zoning Board approval did not include the spa. The Board requested that the applicant increase the size of the planting area, address the stormwater management concerns, and revise and coordinate the site plan, landscape plan, and engineering plans to correctly identify what is being proposed. Chairperson Krakauer solicited comments from the public. 3 (11/20/25) �There were no public comments. Devin Bandelli asked whether the Board would allow them to install the fencing before the pool's approval. The Board was not opposed to the proposed fence design and installation locations. Mr. McCarthy requested that the applicant identify the scope of work fencing they would like to complete, excluding the area where the wall replacement is proposed. Richard Gross asked Mr. McCarthy if the footing for the stone wall would be installed under the public right-of-way. Mr. McCarthy stated that the current wall extends into the right-of-way. The bulk of the footing would be on the back side of the wall. Chairperson Krakauer directed David Smith to draft a resolution. Richard Gross moved to continue the public hearing to the December 18, 2025 meeting. Moved: Gross Seconded: Anderson Vote 6-0 4. 72 Beekman Avenue, Proposed mixed-use building, Site Plan & Architectural Review Approval- Continued public hearing. Benjamin Nieslen moved to open the public hearing. Moved: Nielsen Seconded: Camia Vote 6-0 Gabrielle Salman, the architect representing the applicant, described the proposed plans for new stormwater chambers in connection with the existing drywells and the inability to comply with the 100-year requirements. She described the proposed changes to the wall construction and location. James Natarelli described the outstanding concerns related to the stormwater design and the retention of groundwater at the proposed wall. Chairperson Krakauer solicited comments from the public. Ronald Steinvurzel is an attorney from Steinvurzel & Levy Law Group representing the owner of 74 Beekman Avenue. He described the property owners' concerns regarding the foundation, footings, curb cuts, drainage, and damage to the 74 Beekman Avenue building. Mr. Steinvurzel stated that he will be submitting comments and engineering evaluations in the upcoming week. Joshua Subin stated that the Planning Board is reviewing whether the construction of the 72 Beekman building complies with the site constraints. Although the Board may include conditions of approval, damages to 74 Beekman Avenue are civil matters between the property owners. 4 (11/20/25) �Richard Gross moved to continue the public hearing to the December 18, 2025 meeting. Moved: Gross Seconded: Camia Vote 6-0 5. Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence Site Plan & Architectural Review Approval- Public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Anderson Vote 6-0 Michael Finelli is the architect representing Ronald Pohl, the applicant. Mr. Finelli stated that the proposed house is 4,037 square feet, with increased side-yard setbacks and reduced height and roof designs. Mr. Finelli summarized the proposed changes to the master bedroom windows, the front porch, and the entrance door. Chairperson Krakauer asked the applicant to confirm the proposed tree removals. Ronald Pohl stated that the plan includes removing the oak tree near the proposed horseshoe patio and that he intends to preserve the oak tree on the side of the property. David Delardi is the landscape architect for the project. He described the proposed landscape plan and indicated the oak tree they intend to remove and the oak tree they intend to save. Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer directed David Smith to prepare a draft resolution for the next meeting. Mr. Finelli stated that the adjacent neighbors submitted letters in favor of the design. Chairperson Krakauer stated that the Board has received the correspondence from the neighboring property owners ( See Exhibits #s 1 & 2) Mr. Pohl asked whether the Board would allow alternative options for the southeast corner of the basement, pending potential rock-removal costs. Sean McCarthy stated that any change to an approved plan would require the applicant to submit an amended site plan application. He encouraged the applicant to finalize the plan details before the next meeting. The Board suggested providing plans that detail the alternatives. Richard Gross moved to continue the public hearing to the December 18, 2025 meeting. Moved: Gross Seconded: Schulz Vote 6-0 5 (11/20/25) �6. Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singleFamily residence, Site Plan & Architectural Review Approval- Public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Nielsen Vote 5-0 Jonathan Merheb is the engineer representing the applicant. Mr. Merheb stated that the changes include adding an awning over the garage and eliminating the door from the master bedroom to the deck. Mr. Merheb stated that he is working to resolve engineering concerns related to site grading, retaining walls, and bringing the basement underground. The applicant has agreed to add a walkway from the front of the house to the street and to add a platform and stairway to provide access from the rear deck to the yard. He plans to move the house back two feet so the garage awning will not require a variance while keeping the trench drain from pitching back into the garage. Benjamin Nieslen requested that Mr. Merheb eliminate the inverse driveway slope design to avoid basement flooding. He requested that the grading be revised to be consistent with the neighboring properties and that the proposed excavation be evaluated to determine whether it will harm the trees' health. Mr. Merheb stated that the applicant proposed to keep as many trees as possible. He will submit an arborist report evaluating whether trees need to be removed for construction. He will revisit the grading plan to improve the flow between the properties to the north and south, and the driveway drainage. Chris Camia stated that there are opportunities to improve the architectural features, and he agrees with the request for an overlay of the tree plan. There was a discussion regarding the proposed setbacks and the house's siting relative to the adjacent neighbors. Mr. Nielsen requested that Mr. Merheb submit a photographic survey of the neighboring homes and consider improving the proposed house's architectural style. Chairperson Krakauer solicited comments from the public. Janice Landrum stated that she lives in the house to the north, expressed concerns regarding grading and drainage, and requested that the applicant remove the Honey Locust tree located 36 feet along the property line. 6 (11/20/25) �Kristy Farbman stated that she lives across the street. Ms. Farbman stated that she submitted written comments. She summarized her concerns regarding the effects construction would have on the trees, wildlife, debris, emissions, and noise. Patricia Juarez stated that she lives at 476 Munroe Avenue. She is concerned about the construction-related traffic and work-related noise. Mr. Merheb stated that the applicant is open to addressing tree-related concerns and that the stormwater system has been designed for a 100-year storm event. Chairperson Krakuer stated that the Board received the written comments. (See attached Exhibit #s 3 and 4) Chairperson Krakauer asked Sean McCarthy to describe the permitted working hours. Sean McCarthy stated that construction noise is permitted Monday through Friday from 8:00 AM to 7:00 PM and from 9:00 AM to 6:00 PM on Saturdays. Construction noise is prohibited on Sundays. Robert Landrum stated that eleven hours of construction work is unacceptable. Richard Gross stated that the Board of Trustees manages the Village Code. Mr. Nieslen stated that the property is adjacent to the Pocantico River and asked David Smith if there are additional waterway buffers to consider. David Smith stated that he doesn’t believe there are wetland buffer issues, but he would check the DEC website for any special concerns. Richard Gross moved to continue the public hearing at the December 18, 2025 meeting. Moved: Gross Seconded: Anderson Vote 6-0 7. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riversfront Development Phase III Waterfront Open Space, Site Plan & Wetlands Watercourse Permit approvalPublic hearing Lanie McKinnon is a Senior Associate with Nelson Byrd Woltz Landscape Architects. Summarized the site plan and different sections proposed for the Palisades Park design, including pathways, furnishings, landscaping, and kayak access. Matthew Martiniqua is an architect with Appel Design Group Architects. Mr. Martinque stated that he described the progression and the proposed changes to the boathouse. 7 (11/20/25) �Benjamin Nieslen asked Mr. Martinqua to describe how the indoor space will transition to the outdoor space, what the occupancy capacity is, and whether there is a roof overhang on the riverside. Mr. Martinqua stated that tilt-up garage doors are proposed, and that the 1,200 square feet would accommodate 90 people. There is no overhang on the riverside. Chairperson Krakauer asked how they plan to heat and cool the community rooms and restrooms. Mr. Martinqua stated that mini-split systems are planned for heating and cooling. There was a discussion regarding the proposed bathrooms, boathouse, splash pad/skating rink, connection points from Kingsland Point Park, pathways, signage, bicycle accessibility, drainage and the kayak launch. Benjamin Nielsen suggested that the applicant attend the December 11, 2025 work session for further discussion. Chairperson Krakauer solicited comments from the public. Ted Lai stated that he lives at 102 Legend Drive. Mr. Lai provided reasons for his objection to the proposed splash pad/skating rink as they related to use, cost, environmental impact, maintenance costs, health risks, and regional attraction. Chairperson Krakauer stated that the Board received several written comments. ( See attached Exhibit #s 5 -10) Benjamin Nieslen suggested that the applicant’s team come to the December 11, 2025 work session. Richard Gross moved to continue the public hearing at the December 18, 2025 meeting. Moved: Gross Seconded: Nielsen Vote 6-0 8. KWD Realty LLC, 309-315 North Broadway, Proposed 4 story self-storage facility Site Plan & Architectural Review Approval - Discussion Chairperson Krakauer stated that the discussion has been postponed to the next meeting. 9. Phelps Hospital/ Northwell Health, 1 Phelps Lane, Nurses Residential Building, Proposed change of use, Site Plan & Architectural Review Approval -Preliminary Presentation Jefferey Meade is the Facilities Manager for Northwel Health. Mr. Meade provided a history of the site and when the first floor was converted into office space for the Phelps employees. 8 (11/20/25) �Javier Taborga of C&T Design Build, LLC, described the proposed changes to create additional exits and ADA-accessible bathrooms and entrances. There was a discussion related to how the additional impervious surfaces may affect drainage. James Natarelli described his concerns. The Board was in favor of waiving the public hearing requirement, pending the applicant’s response to engineering concerns. The Board directed David Smith to draft a resolution. 10. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development Palisades Blvd., Block Q material storage Site Plan Approval- Preliminary Presentation Peter Chavkin stated that the amendment to the filling and operations permit requests the delivery and storage of 11,000 cubic yards of processed fill used for under sidewalks and building pads. Mr. Chavkin stated that the project will take 3 to 4 weeks to complete. Mark Gratz is an engineer from DTS Provident Design LLP. He described the previous DEC approvals and explained how dust control would be monitored and managed. Chairperson Krakauer asked Sean McCarthy how the Board should proceed with the logistics of trip size, weight, and frequency, and how routes would be managed. Sean McCarthy stated that the Planning Board sets the parameters for approval. The Building Department would enforce the approved conditions. David Smith stated that the conditions from the East Parcel approvals regarding the school schedule could be incorporated. There was a discussion about the videos that examine the impact trucks may have on the sanitary sewer lines. Chairperson Krakauer stated that the Board is open to waiving the public hearing requirement pending the applicant’s response to the Building Department concerns. She directed David Smith to draft a resolution for review at the December 18, 2025 meeting. 11. Approval of minutes, October 9, 2025, October 16, 2025 Ken Anderson moved to approve the minutes from the October 9, 2025, and October 16, 2025, meetings. Moved: Anderson Seconded: Gross Chairperson Krakauer - yes Chris Camia - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Benjamin Nielsen- yes 9 (11/20/25) �Vote 6-0 Richard Gross moved to adjourn the meeting at 10:36 PM. Moved: Gross Seconded: Nielsen Vote 6-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 10 (11/20/25) �Exhibit #1 From: To: Subject: Date: Ryan Demler Pamela Kroll Support for Plans at 17 Pokahoe Drive Wednesday, November 5, 2025 7:08:57 PM Hi Pam, This is Ryan Demler at 19 Pokahoe Drive. I wanted to reach out regarding the latest plans that Ron Pohl shared with us for 17 Pokahoe. My wife and I reviewed the materials and were pleased with what we saw. From our perspective, the design looks like a good fit for the neighborhood. Assuming everything complies with code, we believe this version would be a positive addition to our community. Please note that, as direct neighbors, we support the proposed plans and appreciate being kept informed throughout the process. Thank you for your time and consideration. Warm regards, Ryan Demler 19 Pokahoe Drive 646-425-8837 �Exhibit #2 From: To: Subject: Date: Attachments: Pamela Kroll Pamela Kroll 17 Pokahoe Drive Behren 11-13-25 Monday, November 17, 2025 8:00:52 AM image001.png From: Behren, Roy Sent: Thursday, November 13, 2025 Subject: 17 Pokahoe Drive Design Plans Hello Ms. Kroll and the board, I and my wife Joan reside at 15 Pokahoe drive, next to the proposed construction at #17. Joanie and I would like to transmit our support and lack of objection to Mr. Pohl’s proposed construction plans for his house at 17 Pokahoe Drive. We think he was responsive to the constructive comments registered by the board and the neighbors regarding his prior plan submitted a year or so ago. The current design should be a welcome addition to the neighborhood! Please feel free to reach out if you have any questions or would like any further commentary. Regards, Roy and Joanie Behren ROY D. BEHREN Co-President and CIO 100 Summit Lake Drive 914•741•5600 • Valhalla, New York 10595 P Please consider the environment before printing this e-mail PROPRIETARY AND CONFIDENTIAL: This communication, including attachments, is intended only for the exclusive use of addressee and may contain proprietary, confidential and/or privileged information. If you are not the intended recipient, you are hereby notified that you have received this document in error, and any use, review, copying, disclosure, dissemination or distribution is strictly prohibited. If you are not the intended recipient, please notify the sender immediately by return e-mail, delete this communication and destroy any and all copies of this communication. �Exhibit #3 From: R E F Sent: Thursday, November 20, 2025 5:17 PM To: Sean McCarthy <smccarthy@sleepyhollowny.gov> Cc: ICE Kristy ; R E F Subject: Planning Meeting Hi Sean, I plan on attending this evening but do have to coach my basketball team at 8pm. Just in case I'm Not able to discuss our concerns I am outlining here. Concerns & Requests: Conditions on approvals to mitigate potential negative effects on our property. *We have not seen the effect of the trees being knocked down and how that will impact light on our property. We are also concerned with other trees that may not be knocked down and what will be done to ensure safety to our property should the impact of the removal change the stability of what is surrounding.   Pre construction surveys and restoration previsions along with a commitment to restore any damage post construction. Mitigation Plans to address specific on site and off site impacts, such as water runoff, erosion, sedimentation and potential flooding. *Through the biggest storms we have never had water enter through our garage or basement. We want to be sure that is addressed in the testing phase. We have many items that would have to be moved should that change without notice. Environmental Impact to address noise, pollution, traffic and effect on the local ecosystem and natural features. *Since they dug two weeks ago, we have seen an increase in dangerous wildlife. What are the measures being taken to prevent dangerous impacts stemming from uncovering burrowed nests of vermin? We are wondering why any digging or testing was conducted without first addressing that? �*Very Important. Our garage is directly across from the construction zone. During the few days of testing we had cars parked and blocking our normal routines of pulling in and out of our driveway, and our son's ability to practice basketball. We also have a dog that spends time in our yard and are concerned about the emissions and what potentially that can mean. We also walk her and are concerned about debris from future work left behind. We have not seen signage that the site is OSHA compliant and with our son and other kids playing on the street by our house we need to know that all compliance is in order. My wife works for corporate America from home 3-4 days a week on meetings and needs to maintain connectivity so will need to be sure that provisions are in place for power and internet if disrupted. She also will need to be able to maintain reasonable professional standards during calls with coworkers, managers and others. There are days that she presents from home so a schedule of work should be worked out with that in mind. Ultimately we are concerned with activity that may interfere with the enjoyment and use of our property. This includes but is not limited to; Noise pollution, odors, other environmental pollutants and physical hazards or obstructions. We would like to request that the new property owner insure and indemnify us for damages and claims arising from their work. As well we would like to be put on their insurance as additionally insured to cover anything should it arise. Also should the construction require access on our property we would like to be made aware of that prior to construction so a comprehensive plan and agreement for any impacts it will have on our time and our property. I think that is it for this round.   Be Well, Ross & Kristy "Set a goal so big that you can't achieve it until you grow into the person who can." -- Zig Ziglar �Exhibit #4 RECEIVED Janice and Robert Landrum 469 ½ Munroe Avenue Sleepy Hollow, NY d10591 NOV 2 0 2025 BUILDING DEPT: VILLAGE OF SLEEPY HOLLOW Chairperson Krakauer c/o Village of Sleepy Hollow Dept. of Architecture, Land Use Development Buildings and Building Compliance 28 Beekman Ave. Sleepy Hollow, NY 10591 Dear Mr. Krakauer, We live directly next to 467 ½ Munroe Avenue, which has submitted plans for development of a home. We have two concerns about the plan: trees and drainage. 1. There is a honey locust tree, in poor condition, almost on the common property line approximately 36 feet back from Munroe Avenue. History of splitting and dropping branches. The trunk is split now, and half of tree appears dead. Tree dropped a branch on a car of ours, nearly totaled it. Please take it down. This serves as notice that failure to tend to this tree is negligence, and whatever damage it causes to our property is the property owner's liability. 2. We want advance notice of any tree and grading work to be done, so that we can secure any of our property possibly affected. Our driveway, cars and home are very close to the areas which will be under removal, pruning, grading and construction. 3. We have never had flooding in our yard or home. But the lot to be developed is higher than ours by several feet, and currently heavily wooded. With trees removed and grading, and a roof deflecting water rather than absorbing, there needs to be an effective drainage plan. Gutter and drainage system away from our property? ' i"Ji/ anice and Robert Landrum �Exhibit #5 From: Daniel Convissor Sent: Wednesday, November 12, 2025 7:53 AM To: Sean McCarthy <smccarthy@sleepyhollowny.gov>; Trustees <trustees@sleepyhollowny.gov> Subject: Edge on Hudson waterfront park Dear Planning Board Members, Mayor, and Trustees: The Planning Board has a hearing before them regarding Edge-on-Hudson's designs for the northern part of the waterfront park. The paths around "The Cove" (at the north end, connecting to Kingsland Point Park) are 6 feet wide (Sheet SP-1.00, PDF page 27). The other parts are 10 feet wide. Riverwalk is a major route for walking and cycling, with high volumes of people. Guidelines say paths with these conditions should be at least 12 feet wide. Ideally, there would be separate paths for walking and cycling. Sincerely, --Dan �Exhibit #6 From: To: Cc: Subject: Date: Alec Miller Sean McCarthy; samantha miller Pamela Kroll One Kingsland Riverwalk Phase 3 concerns Sunday, November 16, 2025 8:35:54 AM Dear Mr. McCarthy and the planning committee: We are local residents and we have purchased a home on 355 Hollows Pass, Sleepy Hollow as part of One Kingsland. We understand there are plans to put in a splash park, an ice skating rink, a fire pit, along with a bathroom along the Riverwalk. We are strongly opposed to this plan as we prefer to have that portion of the park resemble the beautiful design of the lower portion of the park, which is walkways and benches and beautiful landscaping. We are very concerned about creating any reason for people to congregate for hours, day and night--instead of having transient walkers like ourselves who keep moving through the park. Additionally maintaining such structures that require ongoing maintenance, cleaning, and security, is an unnecessary expense with low reward and high risk. We understand in Feb 2023, at a town hearing, the expert discouraged building an ice rink or any structure that would cause people to congregate at the base of a residential property for the aforementioned reasons. Our family and our neighbors much prefer to have a quieter and safer Riverwalk for all parties to enjoy year round, encouraging people to walk through the park, rest on a bench, and take in the beautiful sights and sounds of the Hudson. Thank you for your strong consideration of our request. Sincerely, Alec L. Miller and Samantha L. Miller Secured by Paubox - HITRUST certified �Exhibit #7 Westchester County Planning Board Referral Review Pursuant to Section 239 L, M and N of the General Municipal Law and Section 277.61 of the County Administrative Code Kenneth W. Jenkins Westchester County Executive November 18, 2025 Sean McCarthy, Village Architect Village of Sleepy Hollow 28 Beekman Avenue Sleepy Hollow, NY 10591 County Planning Board Referral File SLH 25-003 – Waterfront Open Space Phase Two Edge-on-Hudson – Hollows Pass Site Plan Approval Dear Mr. McCarthy: The Westchester County Planning Board has received a site plan (revised October 2, 2025) and related materials for a proposed application regarding Phase Two of the waterfront open space within the ongoing Edge-on-Hudson development. This phase would construct a portion of a new waterfront park between the banks of the Hudson River and Hollows Pass, south of Kingsland Point Park (SBL 115.10-1-1.5). The site currently hosts the Sleepy Hollow Lighthouse and connecting bridge, which would remain, as well as a portion of the Westchester Riverwalk, which would be replaced through the site. The proposed park would consist of various programmed and open greenspace areas, including a kayak launch and boathouse, splash pad/ice skating rink, landscaped meadow areas, open lawn spaces, and terraces. Seating areas and public art installations would be dispersed throughout the park. Sidewalks and pathways would spread throughout the site, and connect to the Phase One space to the south, Kingsland Park to the north, and a lawn area to the east that extends through the interior of the Edge-on-Hudson development. Connection to the lighthouse would be maintained, and landscaping would be used to highlight the historic structure. A new community space and concession building would also be included. The County Planning Board was active in its review of the Edge-on-Hudson proposal between 2003 and 2011 under the provisions of Section 239 L, M and N of the General Municipal Law and Section 277.61 of the County Administrative Code, and we have reviewed periodic updates as development progresses. This Phase Two application for the waterfront park is consistent with our understanding of the larger development concept for the former General Motors site, and we offer the following comments: 1. Westchester Riverwalk. We commend the Village and the applicant for providing more public access to the waterfront via this linear open space area, which will connect to adjacent waterfront open spaces. We also appreciate that this park would continue to include routing of the Westchester Riverwalk. We recommend that the applicant and Village consult the Westchester Riverwalk Design Guidelines Manual in order to maintain aesthetic consistency in the design of signage and other applicable trail amenities. 432 Michaelian Office Building 148 Martine Avenue White Plains, New York 10601 Telephone: (914) 995-4400 Website: westchestergov.com �Referral File No. SLH 25-003 – Edge-on-Hudson Waterfront Open Space Phase Two November 18, 2025 Page 2 2. Sea level rise and flood hazard areas. We note that the location of the proposed park will act as a buffer between the Edge-on-Hudson buildings and the Hudson River. The proposed design should take into consideration anticipated sea level rise in accordance with the NYS Community Risk and Resiliency Act and the revised flood elevations as shown on the FEMA Preliminary Flood Insurance Rate Maps, which indicate that the area is located within a Special Flood Hazard Area. 3. Bicycle access. We appreciate the inclusion of bicycle racks within the site plans, and recommend the Village consider using signage to define the route for bicycles through this open space area, or for areas where cyclists should dismount. We note the site’s close proximity to the Old Croton Aqueduct Trailway and the Mario M. Cuomo Bridge shared use path may make it an attractive destination for cyclists. 4. Green building technology. We encourage the applicant to include as much green, or sustainable building technology as possible within the proposed development, including the use of permeable pavement where possible. In addition, the Village and the applicant should give consideration towards the provision of electric vehicle parking capabilities within the proposed parking areas. 5. Universal Design. We encourage the Village to consider the principles of universal design in this development, in addition to any building standards required by ADA regulations. Universal Design standards allow all residents and visitors to fully engage in our public spaces. Universal Design is also an important means of providing accessible pedestrian access and parking for persons with mobility issues. Please inform us of the Village’s decision so that we can make it a part of the record. Thank you for calling this matter to our attention. Respectfully, WESTCHESTER COUNTY PLANNING BOARD Bernard Thombs Chair, Westchester County Planning Board BT/mv cc: Blanca Lopez, Commissioner, Westchester County Department of Planning �Exhibit #8 From: Megan Isenstadt Sent: Thursday, November 20, 2025 1:09 PM To: Sean McCarthy <smccarthy@sleepyhollowny.gov> Subject: Public hearing Waterfront Open Space at the Edge-on-Hudson Riverfront Development. Dear Planning Board Members, I am writing regarding the design of the Cove. I am a community advocate for river use and public access to local, affordable swimming. Currently sleepy hollow residents lack any local, affordable swim options. This cove could look like the Sleepy Hollow Beach Club and be open to residents. I would like to suggest the design for this area include the following additions with this in mind: Maintain Beach access for the potential of future swimming site Explore floating pool/ seasonal floating dock for swimming. Provide picnic benches with shade trees along the water front. Bathroom structure: 1. Bathroom structure should include Outdoor shower hook ups. Whether or not this is installed for use now- pls include connections for future. 2. 2 stalls is not enough. Suggest min 3 and a family stall with changing table. SUP storage is not included in this plan. A kiosk or shack for water sports rentals should be included in this plan. Sincerely, Megan Isenstadt 287 N Washington st �Exhibit #9 From: Rachael Ricker < Sent: Thursday, November 20, 2025 2:08 PM To: Sean McCarthy <smccarthy@sleepyhollowny.gov> Subject: Waterfront Open Space Public Comment; Edge-on-Hudson Riverfront Development Dear Planning Board Members, I am writing regarding the proposed design for the Cove. One major gap in our village is the lack of nearby opportunities for swimming and waterfront recreation. There is a clear disparity among residents who are only able to access swimming through costly options such as the Crest, a condo unit in The Edge that includes a pool, or home ownership that grants access to the Philipse Manor Beach Club. Currently, the majority of Sleepy Hollow residents lack accessible and affordable swimming options within their own community. With that in mind, I respectfully request that the design incorporate water access and swimming facilities. We have an opportunity to look to the Philipse Manor Beach Club as inspiration and create a similar experience—one that is open and available to all residents. Picnic areas, shaded seating, swim access, and space for community events are sorely needed, and the Cove presents an incredible opportunity to offer these amenities to everyone who lives here. Thank you for your time and consideration. These additions would help ensure that the Cove becomes a vibrant, accessible, and community-centered space for all residents of Sleepy Hollow. Sincerely, Rachael Ricker 255 N Washington St �Exhibit #10 From: Benjie Sirota Sent: Wednesday, November 19, 2025 6:21 PM To: Sean McCarthy <smccarthy@sleepyhollowny.gov>; Paula Mccarthy <pmccarthy@sleepyhollowny.gov> Subject: Waterfront park design comments for the Planning board It is very exciting to see the next section of the waterfront park being developed for our community. I wanted to give feedback on the design and ask questions about items that were not clear, so we can help refine the design together as a community. The designers need to explain the scale of each space so we understand how they work. We also should push the design team to provide more opportunities for residents to get into and engage with the Hudson. I am sharing comments broken into a few categories: Overall Park design There are no dimensions or scales on the proposed designs, making it hard for the public to comprehend the public spaces and pathways. I noticed that there were dimensions are on the previous design from 2024 The view sheds are not all clearly defined, please provide a broader context site map that explains site orientations Amount of trees in the park could easily increase by at least 10% The amount of hardscape could easily be reduced by at least 10%. Is the proposed grading much different from the existing condition? There should be wayfinding included at the waterfront park There should be historical markers / signage dedicated explaining the local natural environment, historical context or previous historical residents.   There should be public art. It would be a great opportunity to represent the historic site. There is no visible remnants from the 100 plus years of local automobile heritage Names of the new spaces and buildings should reference historical residents & icons There should be an outdoor space dedicated to host placemaking and cultural events Will the connections into Kingsland be open to walk through during all hours once complete? Page 4 is the only drawing that shows the meadow design and is mainly focused on circulation. Can you please define the design more clearly in this area of the park? �The meadow is not clearly defined along with the connections into Kingsland park Splash pad / seasonal skating is very small and an awkward shape for skating. There is also very little shade provided at the splash pad. A splash pad this close to the river would be better served in another location within the village, especially considering there is beach access directly adjacent. It could be moved to Barnhart park, where the splash pad is planned to be replaced, other locations could be Kingsland or the east parcel. Additionally, ice skating at this location will be extremely cold and windy in the winter with no protection along the riverfront. There should be a seasonal commercial skate rental shack located that could be used as a tourist kiosk or cafe during the summer and fall high season. Community space and bathroom buildings The buildings have a very odd relationship with the street and riverfront and don't utilize the river views. Most of the plaza area does not overlook the water and the pathway connection There should be a shaded picnic area with benches similar to the PMBC A canopy structure on the north facade of the community space is not ideal solar orientation. Shifting it to the south end of the Boathouse would make more sense. The community space building doesn't have a vestibule or pre-function space and bathrooms are in a separate building. Additionally there is no back of house space for MEP, Janitor closet or storage Bathrooms should include a family bathroom and changing room and each bathroom should have 3 stalls Bathrooms for the community space are in a separate building is not ideal   bathroom pavilion is far from the splash pad / seasonal skating area The boat storage should include SUP storage It is not clear how the storage facility actually functions when loading kayaks into the building There should be a commercial outfitter space for seasonal rentals so the village can offset some of the park costs. Why would there be office space and meeting rooms in the boathouse? This program doesn't make sense Why are there food truck electrical hookups at this location? Are trucks mounting the curb and parking in the plaza? Seems like an odd location if there will be food and beverage at the community space �It will be challenging for the separate buildings to share combined MEP systems since they are separate structures. There should be a water fountains, rinse showers and a hose bib located at this site Indoor/outdoor fireplace should be electric or add a wood burning Fireplace located is odd and would be better as a stand alone fire pit in the plaza area paved areas around bathroom pavilion and community building seems excessive and mostly without views towards the river Beach / water access The project should consider a water restoration project to increase the natural ecosystem at the river's edge this is a great example https://aqua.org/explore/exhibits/harbor-wetland The project should consider a river pool in the hudson. There is currently no swim access in sleepy hollow. This is a huge local issue and this would be the lowest cost project to build and maintain https://www.riverpool.org/ https://thecharles.org/uncategorized/9-cities-making-polluted-waterways-intoswimming-hotspots/ https://thecharles.org/swim-park-project/ Why is there no dock planned in this whole area? Is the river wall new or the existing condition? the concrete ramp at the beach significantly reduces what is already a small beach the new ramp should be flipped to be against the large concrete retaining wall at Kingsland Benjamin Sirota Beonjie@gmail.com � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-11-20_ Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/2db91103a139a1a3d0af436e8de637a7.pdf a1063f48ca6be7f12b1ef4aacc31232d PDF Text Text Village of Sleepy Hollow Planning Board Minutes November 13, 2025 Chairperson Krakauer called the work session to order at 7:00 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Benjamin Nielsen Chris Camia Jay Schulz Ken Anderson Richard Gross Also Present: James Natarelli, Village Engineer David Smith, Village Planner Sean E. McCarthy, Building Inspector Nathalie Burke- McCarthy Fingar LLP Absent: Joshua Subin, Village Attorney Pamela Kroll, Secretary to the Planning Board Agenda: 1) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block M Proposed mixed-use building, Site Plan & Architectural Review ApprovalPreliminary Presentation 2) Francesco Alesci/FBS Contracting, 135 Beekman Avenue, Proposed six-unit apartment building, Site Plan & Architectural Review Approval- Preliminary Presentation 1. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block M, Proposed mixed-use building, Site Plan & Architectural Review Approval Guy Mazzola is a managing member of Sun Homes representing Lighthouse Landing Communities LLC. Mr. Mazzola stated that he and associates from ODA Architecture will be presenting the preliminary designs for the Block M condominium building. Dongyoung Kim is an Operations Manager for ODA Architecture. Mr. Kim provided the history of the design firm and presented examples of the projects that they have completed. Razvan Voroneanu is a Project Director of ODA Architecture. Mr. Voroneanu stated that The Block M building is proposed as a six-story condominium building, approximately 250,000 square feet, with 88-96 residential units, amenities, retail, and parking. He presented preliminary plans and stated that the building would be terraced and include an entrance from Lighthouse Landing leading to the amenities, the center courtyard green space, and a proposed water feature 1 (11/13/25) �that would be visible from the public spaces and the park. The plan proposes 8-foot setbacks on three sides of the building and up to the property line along Westward Drive. Due to zoning constraints for setbacks, height limitations, and flood elevations, the proposed building would require a variance to be 68 feet high, where the maximum permitted height is 65 feet. Rooftop shade structures and outdoor seating, both covered and uncovered, are being considered. Mr. Mazzola described the proposed building height and elevations, based on the anticipated FEMA flood elevation requirements, which necessitate a height variance request. Mr. Mazzola stated that they are working on concepts for the façade design. There was a discussion regarding the terms of the Special Permit approval as they relate to the percentage of owner-occupied versus rental residential residences and commercial space. Mr. Mazzola stated that 5,000 to 5,800 square feet is proposed as restaurant and retail space. Chris Camia stated that the proposed 68-foot building height is a self-created zoning issue for 2 feet and that rooftop shade structures and mechanical equipment will add to the building's height appearance across six stories. Chairperson Krakauer requested that the applicant work to eliminate the increased height request and to submit plans that illustrate the proposed shade structures or pergolas and the programming of the retail spaces. Benjamin Nielsen stated that the setback and height restrictions from the Hudson River are important in maintaining the feel of public space. He suggested adding setbacks for the rooftop terraces. Mr. Nielsen asked Sean McCarthy if shade structures and mechanicals are included in the height constraints. Sean McCarthy stated that shade structures are not permitted to exceed the maximum building height. Stair and elevator towers, mechanicals and utilities are not considered as part of the building height and may not exceed 10% of the roof area below. Pergolas must be below the maximum building height. Mr. Mazzola acknowledged that the additional 2-foot building height and the height of any shade structures above 65 feet would require variance approval. They will look into stepping back the terraces. Jay Schulz stated that the building height and massing viewed from the street are a concern, especially when mechanical equipment, stair and elevator bulkheads add to the permitted height. Mr. Camia requested that the Lighthouse Landing street façade views be considered in the designs and that height creep be avoided. Mr. Voroneanu said they are working to reduce the elevator bulkheads and the placement of mechanical equipment. Mr. Nielsen asked how the private rooftop terraces would be accessed. 2 (11/13/25) �Mr. Voronieanu stated that separate elevators would be used to access the private terraces. The terraces would not be accessible from the individual units. Mr. Nielsen suggested creating private courtyard spaces instead of private terraces. Mr. Voroneanu stated that they plan for shared terrace space and smaller private terraces on the wings of the building. Mr. Schulz asked Mr. Voroniauni for the estimated square footage of the restaurant. Mr. Mazzola stated that they are still determining whether the 5,800 square feet will include both restaurant and retail space, based on the final residential unit count. Mr. Voroneanu estimated the restaurant to be 4,000 square feet, with outdoor seating. David Smith asked the applicant to describe the building's relationship to the waterfront park and whether there will be access to the restaurant from the park side or accommodations for food services. Chairperson Krakauer suggested that the outdoor seating area should incorporate shading options. Mr. Schulz asked where restaurant parking would be provided. Mr. Mazzola stated that the parking garage would be strictly for the condominium residents. There are 29 or 39 street parking spaces designated for commercial use. All assigned parking for the condos will be accommodated in the garage. Ken Anderson stated that he is more concerned about the elevations of the six-story building from the interior side of Lighthouse Landing versus the river. Mr. Nielsen suggested having the retail space on the corner of the building. James Natarelli stated that the Special Permit sanitary sewer approvals were based on specific bedroom counts and the square footage of retail spaces. Mr. Mazzola stated that the Special Permit approved 96 homes and 6,700 or 7,600 square feet of retail space. The proposed plan will be under the approved calculations for the sanitary sewer. Chairperson Krakauer requested that the applicant consider designs that reduce the building height and reposition roof structures. 3 (11/13/25) �2. Francesco Alesci, FBS Contracting, Proposed six-unit apartment building, Site Plan & Architectural Review Approval- Preliminary Presentation Luigi Landi stated that he is the Project Designer representing the applicant. Mr. Landi stated that the original approval included the construction of a 14-unit apartment building. The new plan proposes preserving the existing two-and-a-half-story, 4-unit building and constructing a three-story building with 6 apartments at the rear of the property, while keeping the same curb cut and entrance. The plan includes the creation of a 19-space parking lot between the two buildings. Salvator Alesci requested the Board's feedback. Chairperson Krakauer stated that, since most of the Board is new, they are treating the plan as a new application. She asked Mr. Landi to describe the proposed changes to impervious surface. Mr. Landi stated that there would be a slight increase in impervious surface for the parking area. The stormwater mitigation design would manage the impervious surfaces. Chairperson Krakauer asked how many parking spots are currently available or being used by neighboring property owners. Mr. Alesci stated that the current tenants have 2 parking spots per apartment and use 8 in total, while 12 or 13 spots are available. He proposes removing the two empty garages because one is in poor condition and the other is used for storage. Benjamin Nielsen asked whether the applicant considered constructing two buildings similar in size to the existing building. Mr. Alesci stated that the construction costs for three buildings would be much higher, and it would be more difficult to meet the setback requirements. Mr. Alesci stated that he would prefer to keep the proposed size and floor area. The property is four feet lower in elevation than Kendall Avenue, and the condominiums on Andrews Lane are the same height as those they are proposing. He would consider scaling the roof line down and open to comments on how the building should look. Mr. Landi stated that having a parking area in the middle of the lot would be concealed from street view and would provide easily accessible parking spaces. The Board discussed aerial views of the existing homes along Beekman Avenue, Kendall Avenue, and Andrews Lane in relation to the proposed building massing. Mr. Alesci stated that massing has significantly reduced since the original design approval. David Smith stated that the plan proposes to preserve the visual street frontage on Beekman Avenue by keeping the existing house and constructing a building that would be less intrusive in the back of the property. The property is unusual because it is zoned in the C-2 district but abuts the residential zone. 4 (11/13/25) �Chairperson Krakauer suggested finding a way to make the building better fit the site and the neighboring residential properties. Ken Anderson requested that the applicant provide satellite views that include the new condominiums, so that they can review the proposed building in a better context and perceive how it would look. Mr. Nielsen suggested that they evaluate whether paving and drive aisles are required and whether more green space could be added. There was a discussion between the Board and the applicant about how to incorporate more green space without reducing the number of parking spaces. Mr. Alesci asked if the Board agrees to moving forward with the design for one building. He will determine the available options to scale down the roof lines, reduce the massing, and add more screen space. Chairperson Krakauer asked if underground parking was considered. Mr. Alesci stated that the costs for underground parking are too expensive for the size of the building. Richard Gross stated that he is in favor of keeping the outdoor parking area and agrees with the proposed building's design at the back of the lot. James Natarelli stated that the previously approved stormwater design worked with the site. He will wait for the site to be more established before submitting comments on the new design. Chairperson Krakauer asked whether there were any pending variance requests. Mr. Landi stated that the current proposal complies with the zoning requirements. Sean McCarthy stated that the positioning of the building, parking spaces, coverage and setbacks would determine if variances are required. Since there would be two principal buildings on one parcel, the Board could provide a positive referral for variances that would allow for a better site plan design. Chairperson Krakauer requested that the applicant review the plan to determine whether they can reduce the amount of impervious surface and the building massing while maintaining the proposed unit count. Mr. Anderson requested better rendering and elevation views and asked whether the parking area could incorporate more interest and green space. Mr. Anderson stated that he approves moving forward with the one building. 5 (11/13/25) �Chris Camia stated that he approves the applicant moving forward with the one building with improvements to the massing without creating the need for variances. Benjamin Nielsen stated that he is open to the approval for the one building with massing improvements. Mr. Alesci stated that he will look into changes to the building massing that would allow for more green space without sacrificing on-site parking. Chairperson Krakauer adjourned the work session at 8:30 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 6 (11/13/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-11-13_ Approved Work Session Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/743a764f961606121a49007448329003.pdf ecca02217314b9090e8b91d0eaf1c1fd 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 Zoning 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_ZONING_2025-11-19_41 Amos Street approved resolution 11-19-25 Subject The topic of the resource Zoning 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/ce82782314e2effbe749997954b1deb2.pdf c2b1637d488cc2bb3eefecb17f5ef8aa 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 Board of Trustees Meeting 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_TRUST_2025-12-16_RES_222-224 - Special Session Subject The topic of the resource Board of Trustees Minutes-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/ae5033b58b8ab9e2561fc228bcf2b568.pdf c35491d270d9c35b151eb94790c23d42 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 Board of Trustees Meeting 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_TRUST_2025-12-09_RES-217-221 Subject The topic of the resource Board of Trustees Minutes-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/1bf2a3dd3c39935da51a293a8f89a6c4.pdf 801dd680f3eda3fe45b4b853279acd47 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 Board of Trustees Meeting 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_TRUST_2025-11-18 Subject The topic of the resource Board of Trustees Minutes-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/ebdeec134fe8ade197c20c7c960a3ef7.pdf efcac75e31b4c1b7215de893515bfe5a PDF Text Text The Board of Trustees of the Village of Sleepy Hollow held a meeting on Tuesday, October 14, 2025 at Village Hall, 28 Beekman Avenue, Sleepy Hollow, New York. Present: Deputy Mayor Scaglione Lauren Connell Jim Husselbee Jared Rodriquez Patrick Sheeran, Trustees Absent: Mayor Rutyna Thomas Andruss, Trustee Also Present: Anthony Giaccio, Village Administrator Paula McCarthy, Village Clerk Pasquale Colantuano, Deputy Village Treasurer Josh Subin, Village Counsel At 7:01 p.m. Deputy Mayor Scaglione called the meeting to order with a pledge to the flag. Presentation: Terry McGlynn of the Lighthouse Swim, addressed the Deputy Mayor and the Board of Trustees and thanked all Village Departments for their assistance with this event. A donation of $60,000.00 was made on their behalf for Feeding Westchester and $10,000 to other food pantries. They also donated to Village Depts. as a token of their appreciation for the Village’s assistance. Public Hearing: Deputy Mayor Scaglione opened the public hearings to the public. Vacant Store Fronts: There were no comments at this time. Hearing was adjourned to October 28, 2025. Police Commissioner and Assistant Village Administrator: Jay of Fremont Road addressed the Deputy Mayor and the Board of Trustees and asked why these positions are necessary for the Village and is concerned about its’ costs. On a motion by Trustee Connell, seconded by Trustee Huseelbee, the public hearing for Assistant Village Administrator was closed. Motion carried. The Police Commissioner hearing was adjourned to October 28, 2025. �Stop Sign South Bond on New Broadway at Pine Street: The Village Clerk read the public hearing notice aloud for the record. Kirsten McLaughlin of New Broadway addressed the Mayor and the Board of Trustees and stated this Stop sign request is for safety purposes. She also stated an additional Stop sign going North bond on New Broadway and a speed hump should be considered. On a motion by Trustee Connell, seconded by Trustee Husselbee this hearing was closed. Approval of Warrants: The warrant was reviewed by Trustee Sheeran. On a motion by Trustee Sheeran, seconded by Trustee Connell the warrant was approved. Motion carried. Mayor’s Announcement: The SUP Witches event has been post-poned to this Sunday, from 12 noon to 4pm. The annual hayride and block party will take place this Thursday and Friday from 5pm to 11pm. The Day od the Dead event will take place on November 1st, from 4pm to 9pm. Public Comments: Deputy Mayor Scaglione opened the meeting to the public for comments and invoked the 3 minute rule. There were no comments at this time. Department Reports: John Hodges and Police Chief Bueti addressed the Board of Trustees and reported on different matters. (See attached) Matt Arone, Recreation Superintendent addressed the Board of Trustees and reported on ongoing events. (See attached ) Resolutions: (See attached) Public Hearing notice Rodriguez/Connell �Old Business: Trustee Hussellbee asked about a Polaris UTV that the Fire Chief had requested and that it should move forward. New Business: Trustee Connell stated the new section of Clinton Street will be done soon and the Board should discuss pedestrian access. Deputy Mayor Scaglione suggested taking a tour with Dan Briar to see the finished work. Trustee Connell asked for a status update on the Village’s latest audit. Trustee Connell stated that election signs are not allowed on the public right of way. Communications: The Clerk received a letter form a resident regarding pedestrian traffic at Edge on Hudson. A letter from Mr. Stiloski was also received regarding the special permit at Edge . (Attached ) Public Comments: Deputy Mayor Scaglione opened the meeting to the public and invoked the 3 minute rule. Joe Foley of 126 Valley Street addressed the Mayor and the Board of Trustees and stated the Village’s Parking Enforcer and Sweeper’s driver are doing a great job to clean the streets. He asked about a sandwich shop opening up at the Sunoco gas station and is not in favor of it. There were no further comments at this time. At 8:08 pm on a motion by Trustee Connell, seconded by Trustee Husselbee the Board Meeting was adjourned. Respectfully Submitted, Paula A. McCarthy, RMC Village Clerk �� 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 Board of Trustees Meeting 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_TRUST_2025-10-14 Subject The topic of the resource Board of Trustees Minutes-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/9a9e56e35699429c119bb0f1eebc4f03.pdf 9c2f76e75aea78bb13408d8ca872f23a PDF Text Text Village of Sleepy Hollow Organizational Meeting Agenda and Appointments Monday, December 02, 2025 7:00 PM 1. Organizational Meeting Called to Order Mayor Marjorie Hsu 2. Pledge of Allegiance Mayor Marjorie Hsu 3. The Swearing in of Mayor Hsu, and other Village Officials took place on December 1st 2025, at 12Noon during the Inauguration Ceremony. 4. Official Newspapers/Publications/Gannett Moved: Trustee Connell Seconded: Trustee Husselbee Vote: All Aye 5. Official Depository of Funds: Tompkins Mahopac Bank, Webster Bank, M&T Bank, Connect One Bank and NYCLASS Moved: Trustee Husselbee Seconded: Trustee Connell Vote: All Aye 6. Appointment of Village Officials (See attached) 7. Mayor’s Appointments (See attached) 8. Operational & Procedural Resolutions (See attached) At 7:55pm on a motion by Deputy Mayor Connell, seconded by Trustee Triguero the meeting was adjourned. Sincerely, Paula A. McCarthy Paula A. McCarthy, RMC Village Clerk �Part II 2025-2027 (Appointments ) 1. Appointments: A. Associate Village Justice Alfred Farella B. Village Historian Henry Steiner C. Village Police Surgeon Robert Raniolo D. Village Clerk Paula McCarthy E. Village Registrar Paula McCarthy F. Village Marriage Officer Paula McCarthy G. Village Deputy Clerk Joan Bucci H. Village Treasurer Kieya Glaze I. Village Deputy Treasurer Pasquale Colantuono J. Village Fire Inspector Sean McCarthy K. Village Assessor Edye McCarthy Moved: Trustee Rodriguez Second: Trustee Husselbee L. Mayor’s Appointment of Deputy Mayor M. Mayor’s Appointment of Village Attorney Vote: All Aye Lauren Connell McCarthy-Fingar, LLP 2. Other Appointments: N. Planning Board Member Thomas Boyle O. Local Develop Corp ( LDC) Rod Salguero P. Zoning Board of Appeals Dennis McMahon Moved: Trustee Rodriguez Seconded: Trustee Sheeran Vote: All Aye �Part III Year 2025 - 2026 Operational and Procedural Resolutions 1. Be it Resolved the Board of Trustees shall hold a regular board meeting on December 9th 7:00PM; commencing January 2026, regular Board meetings shall be held on the second Tuesday of each month; (Work sessions shall be held, as necessary, on the first Tuesday of each month) An additional Work Session shall be held for budget discussions and all Work Sessions during the month of April 2026, may include budget discussions. Moved: Trustee Husselbee Seconded: Trustee Sheeran Vote: All Aye 2. Be it Resolved upon the call of the Mayor, and resolution by the Board of Trustees an official Village meeting in order to conduct Village business, including an executive session, may be held during a work session. Moved: Trustee Rodriguez Seconded: Trustee Husselbee Vote: All Aye 3. Be it Resolved that any call by the Mayor for an Executive Session must be approved by the consent of a majority of the Board of Trustees present. Unless advised by counsel to the contrary, all decisions reached by the Board of Trustees during an Executive Session are to be confirmed by a vote in a public session immediately thereafter. Moved: Trustee Triguero Seconded: Deputy Mayor Connell Vote: All Aye 4. Be it Resolved that an emergency meeting of the Board of Trustees may be called by the Mayor upon notice to each member at least twenty-four (24) hours in advance of the start of said meeting. Such notice may be made in person, electronically or telephonically, at such e-mail addresses and telephone numbers on file with the Village Clerk. Further notice of said emergency meeting shall be given by the Village in accordance with NYS Public Officers Laws, Section 104. Moved: Deputy Mayor Connell Seconded: Trustee Rodriguez Vote: All Aye 5. Be it Resolved any member of any appointed Board, Committee, or Commission having a term of office, seat or position in excess of one (1) year who is absent from three (3) or more regularly scheduled sessions of such Board, Committee or Commission shall be subject to removal by the Board of Trustees upon due notice �and an opportunity for said board member to be heard. Removal shall be declared by the Mayor and must be confirmed by a majority of the Board of Trustees at its next regularly scheduled session. Moved: Trustee Sheeran Seconded: Deputy Mayor Connell Vote: All Aye 6. Be it Resolved in the event of the unavailability of the Village Justice and/or the Associate Village Justice to perform his/her duties, judicial coverage shall be requested first from the Town of Mt. Pleasant and second from the Village of Pleasantville, according to NYS CPL-120.30. Moved: Trustee Krall Seconded: Trustee Rodriguez Vote: All Aye 7. Be it Resolved the Mayor and Board of Trustees shall constitute a Committee of the Whole to adopt the Village Budget for 2026-2027 as prescribed by law. Moved: Trustee Husselbee Seconded: Trustee Rodriguez Vote: All Aye 8. Be it Resolved it shall be the responsibility of each Department Head to review, code, and approve all bills and invoices for his/her department prior to submission for approval to the Village Treasurer and the Village Administrator. The Village Treasurer shall review all bills and invoices, and if found correct, shall cause the bills and invoices to be presented on a warrant to the Board of Trustees for its approval at its next regular meeting, if possible. Upon approval of the warrant by the Board of Trustees the Village Treasurer shall cause the warrant to be processed and prepare checks for signature and as Budget Officer, the Mayor authorizes the Treasurer and Administrator to sign all Village checks (by facsimile or electronic signature). Moved: Trustee Rodriguez Seconded: Trustee Husselbee Vote: All Aye 9. Be it Resolved that Members of the Board of Trustees may participate in work sessions, board meeting, including executive sessions, by video conference in accordance with NYS Public Officers Law Section 103, in cases of ill health, acknowledged hardship or significant distance of travel. No more than two board members may participate a video conference, at any one meeting. The Board member or members participating by video conference may cast a vote if all discussion and comments of the member or members participating in video conference and be heard by the public attending or listening to said meeting. No proxy may be granted or utilized in any vote and/or action of the Board of Trustees or individually by the Mayor or any Village Trustee. Moved: Trustee Triguero Seconded: Deputy Mayor Connell Vote: All Aye �10. Be it Resolved any employee using his/her own private vehicle in the course of official, approved and documented Village business shall be reimbursed for actual mileage used per the prevailing IRS mileage reimbursement rate upon the presentment of satisfactory documentation of such usage to the Treasurer. Moved: Deputy Mayor Connell Seconded: Trustee Sheeran Vote: All Aye 11. Be it Resolved the Mayor and the Board of Trustees, in their ongoing effort to encourage opportunities for the public to comment on any and all matters related to the Village, designate two public comment sections during each regularly scheduled official meeting. The second public comment section shall be scheduled at the end of the meeting. Comments in both sections shall be limited at the discretion of the Mayor, per each speaker. All speakers shall be respectful and refrain from personal or collective attacks and defamation. Moved: Trustee Sheeran Seconded: Trustee Husselbee Vote: All Aye 12. Be it Resolved the Board of Trustees adopts the Rules of Procedure as described in ATTACHMENT A: Board of Trustees Rules of Procedure. Moved: Trustee Krall Seconded: Trustee Sheeran Vote: All Aye 13. Be it Resolved if the Board of Trustees requires any municipal officer, employee or elected official attending a meeting or conference for Village business and desirous of receiving reimbursement for any expenses related to such meeting or conference to receive prior authorization from the Board of Trustees for any reimbursement for expenses related to such meeting or conference. Moved: Trustee Husselbee Seconded: Trustee Rodriguez Vote: All Aye 14. Be it Resolved the Board of Trustees hereby elects to continue the monetary threshold for capitalization of fixed assets at the sum of $5,000.00; and Be it Further Resolved all assets purchased for $5,000.00 or more must be recorded in the Village fixed asset ledger and a property ledger card must be maintained; and Be it Further Resolved the Treasurer is directed to use the straight line method to calculate depreciation of capital assets. Moved: Trustee Rodriguez Seconded: Trustee Sheeran Vote: All Aye �15. Be It Resolved the Village Treasurer is authorized to make budget transfers during the fiscal year within a particular department, by object. For any departmental transfers, or transfers from department to department, as well as any increases to departmental budgets, Board approval is required. Moved: Trustee Triguero Seconded: Trustee Krall Vote: All Aye �BOARD OF TRUSTEES RULES OF PROCEDURE SECTION 1 - Regular Meetings The Board of Trustees shall hold one regular meetings on 2ndth Tuesday of each month. Such regular meeting shall commence at 7:00 p.m. and be conducted in the board room at Village Hall. Any deviation of the foregoing paragraph shall be determined by the Board of Trustees. Meeting dates may be shifted to accommodate religious holidays or national election days. SECTION 2 - Special Meetings Special meetings of the Board of Trustees are all those Board meetings other than regular meetings. A special meeting may be called by the Mayor or a majority of the Board of Trustees upon notice to the entire Board. Notice shall be given by telephone, by email, in person, or in writing. SECTION 3 - Quorum A quorum shall be required to conduct business. A quorum of the seven (7) member Board of Trustees shall be four (4). In the absence of a quorum, a lesser number may adjourn and compel the attendance of absent members. SECTION 4 - Executive Sessions Executive Sessions shall be held in accordance with the New York State Public Officers Law Section 105. All executive sessions shall be commenced in a public meeting. SECTION 5 - Agendas The agenda shall be prepared by the Village Administrator and Village Clerk in consultation with the Mayor. The Mayor or any Trustee may have an item placed on the agenda via communication through the Mayor and Village Administrator. When possible, items for the agenda shall be given to the Village Administrator the Friday morning before the meeting; however, items may be placed on the agenda at anytime, including during the meeting, by consent of a majority of the Board. The agenda shall be prepared by Friday preceding the meeting. If necessary, a supplemental agenda shall be distributed at the beginning of the meeting. �SECTION 6 - Voting Pursuant to Village Law each member of the Board shall have one vote. The Mayor may vote on any matter but must vote in case of a tie. A majority of the totally authorized voting power is necessary to pass a matter unless otherwise specified by State Law. An abstention, silence or absence shall be recorded as such, but shall be considered a negative vote for the purpose of determining the final vote on a matter. A vote upon any question shall be taken by ayes and nays, and the names of the members present and their votes shall be entered in the minutes. SECTION 7 - Minutes Minutes shall be taken by the Village Clerk or Deputy Village Clerk. Minutes shall consist of a record or summary of all motions, proposals, resolutions, and any other matter formally voted upon and the vote thereon. Minutes shall be taken at executive session of any action that is taken by formal vote which shall consist of a record or summary of the final determination of such action and the date and vote thereon, provided, however, that such summary need not include any matter which is not required to be made public by the New York State Freedom of Information Law. Minutes shall also include the following: • Name of the Board; • Date, place and time of meeting; • Notation of presence or absence of Board members and time of arrival or departure if different from time of call to order and adjournment; • Name and title of other village officials and employees present in an official capacity and approximate number of attendees; • Record of communications presented to the Board; • Record of reports made by Board or other village personnel; • Time of adjournment; • Signature of Village Clerk or person who took the minutes if not the Clerk. Minutes need not contain a summary of the discussion leading to action taken or include verbatim comments unless a majority of the Board shall resolve to have the Clerk do so. Minutes shall be approved at the next Board meeting. Amendments to the minutes shall require Board approval. �SECTION 8 - Order of Business The order of business shall be: • Call to order • Pledge of Allegiance • Moment of Silence • Roll Call • Announcements • Appointments • Approval of Minutes of previous meeting • Approval of Warrants • Public Comments • Village Administrator’s Report • Department Head’s Report • Resolutions • Board Discussion and Comments • Announcements / Communications • Public Comments • Adjournment The order of business need not be followed if the Mayor determines that it is necessary to deviate. SECTION 9 - General Rules of Procedure The Mayor shall preside at meetings. In the Mayor’s absence the Deputy Mayor shall preside. The presiding officer may debate, move and take other action that may be taken by other members of the Board. Board members are not required to rise but must be recognized by the presiding officer before making motions and speaking. A member, once recognized, shall not be interrupted when speaking unless it be to call the member to order. If a member, while speaking, be called to order, they shall cease speaking until the question of order be determined, and, if in order, they shall be permitted to proceed. There is no limit to the number of times a member may speak on a question. Motion to close or limit debate may be entertained but shall require a two-thirds vote. �SECTION 10 - Use of Recording Equipment All members of the public and all public officials are allowed to tape or video record public meetings. Recording is not allowed during executive sessions. The recording should be done in a manner which does not interfere with the meeting. The presiding officer may make the determination that the recording is being done in an intrusive manner, taking into consideration, but not limited to, brightness of lights, distance from the deliberations of the Village Board, size of the equipment, and the ability of the public still to participate in the meeting. If the presiding officer makes the determination that the recording is intrusive and has the effect of interfering with the meeting, the presiding officer may request an accommodation to avoid the interference, and if not complied with ask the individual to leave the meeting room. SECTION 11 - Adjournment Meetings shall be adjourned by motion. SECTION 12 - Amendments to the Rules of Procedure The foregoing procedures may be amended from time to time by a majority vote of the Board. � 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 Organizational Minutes-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_ORGAN_2025-12-02_AGENDA - Organizational Meeting Subject The topic of the resource Organizational Minutes-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/d2dce2733843f46bbcff6fca9cbac4b9.pdf 9c2f76e75aea78bb13408d8ca872f23a PDF Text Text Village of Sleepy Hollow Organizational Meeting Agenda and Appointments Monday, December 02, 2025 7:00 PM 1. Organizational Meeting Called to Order Mayor Marjorie Hsu 2. Pledge of Allegiance Mayor Marjorie Hsu 3. The Swearing in of Mayor Hsu, and other Village Officials took place on December 1st 2025, at 12Noon during the Inauguration Ceremony. 4. Official Newspapers/Publications/Gannett Moved: Trustee Connell Seconded: Trustee Husselbee Vote: All Aye 5. Official Depository of Funds: Tompkins Mahopac Bank, Webster Bank, M&T Bank, Connect One Bank and NYCLASS Moved: Trustee Husselbee Seconded: Trustee Connell Vote: All Aye 6. Appointment of Village Officials (See attached) 7. Mayor’s Appointments (See attached) 8. Operational & Procedural Resolutions (See attached) At 7:55pm on a motion by Deputy Mayor Connell, seconded by Trustee Triguero the meeting was adjourned. Sincerely, Paula A. McCarthy Paula A. McCarthy, RMC Village Clerk �Part II 2025-2027 (Appointments ) 1. Appointments: A. Associate Village Justice Alfred Farella B. Village Historian Henry Steiner C. Village Police Surgeon Robert Raniolo D. Village Clerk Paula McCarthy E. Village Registrar Paula McCarthy F. Village Marriage Officer Paula McCarthy G. Village Deputy Clerk Joan Bucci H. Village Treasurer Kieya Glaze I. Village Deputy Treasurer Pasquale Colantuono J. Village Fire Inspector Sean McCarthy K. Village Assessor Edye McCarthy Moved: Trustee Rodriguez Second: Trustee Husselbee L. Mayor’s Appointment of Deputy Mayor M. Mayor’s Appointment of Village Attorney Vote: All Aye Lauren Connell McCarthy-Fingar, LLP 2. Other Appointments: N. Planning Board Member Thomas Boyle O. Local Develop Corp ( LDC) Rod Salguero P. Zoning Board of Appeals Dennis McMahon Moved: Trustee Rodriguez Seconded: Trustee Sheeran Vote: All Aye �Part III Year 2025 - 2026 Operational and Procedural Resolutions 1. Be it Resolved the Board of Trustees shall hold a regular board meeting on December 9th 7:00PM; commencing January 2026, regular Board meetings shall be held on the second Tuesday of each month; (Work sessions shall be held, as necessary, on the first Tuesday of each month) An additional Work Session shall be held for budget discussions and all Work Sessions during the month of April 2026, may include budget discussions. Moved: Trustee Husselbee Seconded: Trustee Sheeran Vote: All Aye 2. Be it Resolved upon the call of the Mayor, and resolution by the Board of Trustees an official Village meeting in order to conduct Village business, including an executive session, may be held during a work session. Moved: Trustee Rodriguez Seconded: Trustee Husselbee Vote: All Aye 3. Be it Resolved that any call by the Mayor for an Executive Session must be approved by the consent of a majority of the Board of Trustees present. Unless advised by counsel to the contrary, all decisions reached by the Board of Trustees during an Executive Session are to be confirmed by a vote in a public session immediately thereafter. Moved: Trustee Triguero Seconded: Deputy Mayor Connell Vote: All Aye 4. Be it Resolved that an emergency meeting of the Board of Trustees may be called by the Mayor upon notice to each member at least twenty-four (24) hours in advance of the start of said meeting. Such notice may be made in person, electronically or telephonically, at such e-mail addresses and telephone numbers on file with the Village Clerk. Further notice of said emergency meeting shall be given by the Village in accordance with NYS Public Officers Laws, Section 104. Moved: Deputy Mayor Connell Seconded: Trustee Rodriguez Vote: All Aye 5. Be it Resolved any member of any appointed Board, Committee, or Commission having a term of office, seat or position in excess of one (1) year who is absent from three (3) or more regularly scheduled sessions of such Board, Committee or Commission shall be subject to removal by the Board of Trustees upon due notice �and an opportunity for said board member to be heard. Removal shall be declared by the Mayor and must be confirmed by a majority of the Board of Trustees at its next regularly scheduled session. Moved: Trustee Sheeran Seconded: Deputy Mayor Connell Vote: All Aye 6. Be it Resolved in the event of the unavailability of the Village Justice and/or the Associate Village Justice to perform his/her duties, judicial coverage shall be requested first from the Town of Mt. Pleasant and second from the Village of Pleasantville, according to NYS CPL-120.30. Moved: Trustee Krall Seconded: Trustee Rodriguez Vote: All Aye 7. Be it Resolved the Mayor and Board of Trustees shall constitute a Committee of the Whole to adopt the Village Budget for 2026-2027 as prescribed by law. Moved: Trustee Husselbee Seconded: Trustee Rodriguez Vote: All Aye 8. Be it Resolved it shall be the responsibility of each Department Head to review, code, and approve all bills and invoices for his/her department prior to submission for approval to the Village Treasurer and the Village Administrator. The Village Treasurer shall review all bills and invoices, and if found correct, shall cause the bills and invoices to be presented on a warrant to the Board of Trustees for its approval at its next regular meeting, if possible. Upon approval of the warrant by the Board of Trustees the Village Treasurer shall cause the warrant to be processed and prepare checks for signature and as Budget Officer, the Mayor authorizes the Treasurer and Administrator to sign all Village checks (by facsimile or electronic signature). Moved: Trustee Rodriguez Seconded: Trustee Husselbee Vote: All Aye 9. Be it Resolved that Members of the Board of Trustees may participate in work sessions, board meeting, including executive sessions, by video conference in accordance with NYS Public Officers Law Section 103, in cases of ill health, acknowledged hardship or significant distance of travel. No more than two board members may participate a video conference, at any one meeting. The Board member or members participating by video conference may cast a vote if all discussion and comments of the member or members participating in video conference and be heard by the public attending or listening to said meeting. No proxy may be granted or utilized in any vote and/or action of the Board of Trustees or individually by the Mayor or any Village Trustee. Moved: Trustee Triguero Seconded: Deputy Mayor Connell Vote: All Aye �10. Be it Resolved any employee using his/her own private vehicle in the course of official, approved and documented Village business shall be reimbursed for actual mileage used per the prevailing IRS mileage reimbursement rate upon the presentment of satisfactory documentation of such usage to the Treasurer. Moved: Deputy Mayor Connell Seconded: Trustee Sheeran Vote: All Aye 11. Be it Resolved the Mayor and the Board of Trustees, in their ongoing effort to encourage opportunities for the public to comment on any and all matters related to the Village, designate two public comment sections during each regularly scheduled official meeting. The second public comment section shall be scheduled at the end of the meeting. Comments in both sections shall be limited at the discretion of the Mayor, per each speaker. All speakers shall be respectful and refrain from personal or collective attacks and defamation. Moved: Trustee Sheeran Seconded: Trustee Husselbee Vote: All Aye 12. Be it Resolved the Board of Trustees adopts the Rules of Procedure as described in ATTACHMENT A: Board of Trustees Rules of Procedure. Moved: Trustee Krall Seconded: Trustee Sheeran Vote: All Aye 13. Be it Resolved if the Board of Trustees requires any municipal officer, employee or elected official attending a meeting or conference for Village business and desirous of receiving reimbursement for any expenses related to such meeting or conference to receive prior authorization from the Board of Trustees for any reimbursement for expenses related to such meeting or conference. Moved: Trustee Husselbee Seconded: Trustee Rodriguez Vote: All Aye 14. Be it Resolved the Board of Trustees hereby elects to continue the monetary threshold for capitalization of fixed assets at the sum of $5,000.00; and Be it Further Resolved all assets purchased for $5,000.00 or more must be recorded in the Village fixed asset ledger and a property ledger card must be maintained; and Be it Further Resolved the Treasurer is directed to use the straight line method to calculate depreciation of capital assets. Moved: Trustee Rodriguez Seconded: Trustee Sheeran Vote: All Aye �15. Be It Resolved the Village Treasurer is authorized to make budget transfers during the fiscal year within a particular department, by object. For any departmental transfers, or transfers from department to department, as well as any increases to departmental budgets, Board approval is required. Moved: Trustee Triguero Seconded: Trustee Krall Vote: All Aye �BOARD OF TRUSTEES RULES OF PROCEDURE SECTION 1 - Regular Meetings The Board of Trustees shall hold one regular meetings on 2ndth Tuesday of each month. Such regular meeting shall commence at 7:00 p.m. and be conducted in the board room at Village Hall. Any deviation of the foregoing paragraph shall be determined by the Board of Trustees. Meeting dates may be shifted to accommodate religious holidays or national election days. SECTION 2 - Special Meetings Special meetings of the Board of Trustees are all those Board meetings other than regular meetings. A special meeting may be called by the Mayor or a majority of the Board of Trustees upon notice to the entire Board. Notice shall be given by telephone, by email, in person, or in writing. SECTION 3 - Quorum A quorum shall be required to conduct business. A quorum of the seven (7) member Board of Trustees shall be four (4). In the absence of a quorum, a lesser number may adjourn and compel the attendance of absent members. SECTION 4 - Executive Sessions Executive Sessions shall be held in accordance with the New York State Public Officers Law Section 105. All executive sessions shall be commenced in a public meeting. SECTION 5 - Agendas The agenda shall be prepared by the Village Administrator and Village Clerk in consultation with the Mayor. The Mayor or any Trustee may have an item placed on the agenda via communication through the Mayor and Village Administrator. When possible, items for the agenda shall be given to the Village Administrator the Friday morning before the meeting; however, items may be placed on the agenda at anytime, including during the meeting, by consent of a majority of the Board. The agenda shall be prepared by Friday preceding the meeting. If necessary, a supplemental agenda shall be distributed at the beginning of the meeting. �SECTION 6 - Voting Pursuant to Village Law each member of the Board shall have one vote. The Mayor may vote on any matter but must vote in case of a tie. A majority of the totally authorized voting power is necessary to pass a matter unless otherwise specified by State Law. An abstention, silence or absence shall be recorded as such, but shall be considered a negative vote for the purpose of determining the final vote on a matter. A vote upon any question shall be taken by ayes and nays, and the names of the members present and their votes shall be entered in the minutes. SECTION 7 - Minutes Minutes shall be taken by the Village Clerk or Deputy Village Clerk. Minutes shall consist of a record or summary of all motions, proposals, resolutions, and any other matter formally voted upon and the vote thereon. Minutes shall be taken at executive session of any action that is taken by formal vote which shall consist of a record or summary of the final determination of such action and the date and vote thereon, provided, however, that such summary need not include any matter which is not required to be made public by the New York State Freedom of Information Law. Minutes shall also include the following: • Name of the Board; • Date, place and time of meeting; • Notation of presence or absence of Board members and time of arrival or departure if different from time of call to order and adjournment; • Name and title of other village officials and employees present in an official capacity and approximate number of attendees; • Record of communications presented to the Board; • Record of reports made by Board or other village personnel; • Time of adjournment; • Signature of Village Clerk or person who took the minutes if not the Clerk. Minutes need not contain a summary of the discussion leading to action taken or include verbatim comments unless a majority of the Board shall resolve to have the Clerk do so. Minutes shall be approved at the next Board meeting. Amendments to the minutes shall require Board approval. �SECTION 8 - Order of Business The order of business shall be: • Call to order • Pledge of Allegiance • Moment of Silence • Roll Call • Announcements • Appointments • Approval of Minutes of previous meeting • Approval of Warrants • Public Comments • Village Administrator’s Report • Department Head’s Report • Resolutions • Board Discussion and Comments • Announcements / Communications • Public Comments • Adjournment The order of business need not be followed if the Mayor determines that it is necessary to deviate. SECTION 9 - General Rules of Procedure The Mayor shall preside at meetings. In the Mayor’s absence the Deputy Mayor shall preside. The presiding officer may debate, move and take other action that may be taken by other members of the Board. Board members are not required to rise but must be recognized by the presiding officer before making motions and speaking. A member, once recognized, shall not be interrupted when speaking unless it be to call the member to order. If a member, while speaking, be called to order, they shall cease speaking until the question of order be determined, and, if in order, they shall be permitted to proceed. There is no limit to the number of times a member may speak on a question. Motion to close or limit debate may be entertained but shall require a two-thirds vote. �SECTION 10 - Use of Recording Equipment All members of the public and all public officials are allowed to tape or video record public meetings. Recording is not allowed during executive sessions. The recording should be done in a manner which does not interfere with the meeting. The presiding officer may make the determination that the recording is being done in an intrusive manner, taking into consideration, but not limited to, brightness of lights, distance from the deliberations of the Village Board, size of the equipment, and the ability of the public still to participate in the meeting. If the presiding officer makes the determination that the recording is intrusive and has the effect of interfering with the meeting, the presiding officer may request an accommodation to avoid the interference, and if not complied with ask the individual to leave the meeting room. SECTION 11 - Adjournment Meetings shall be adjourned by motion. SECTION 12 - Amendments to the Rules of Procedure The foregoing procedures may be amended from time to time by a majority vote of the Board. � 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 Board of Trustees Meeting 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_TRUST_2025-12-02_AGENDA - Organizational Meeting Subject The topic of the resource Board of Trustees Minutes-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/be8725e90dfd890f50683ee547b08c90.pdf 4fbb1408017a4327e1243c311441fcca PDF Text Text ���� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-11-20_278 Harwood Avenue approved resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/722be4bcd7da7f24bb92d297445f0caa.pdf e5fb3422b7c7be0aff0ba3b4e51c8a27 PDF Text Text ��� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-11-20_188 Cortlandt Street Approved resolution Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/99992aaf41591b9dbb96dafea6270a46.pdf f14ed180788b87244a6a30078214eac4 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 Zoning 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_ZONING_2025-11-19_309-315 North Broadway approved ZBA resolution Subject The topic of the resource Zoning 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/0d0ffbe04bb7a1311004df621526cc1f.pdf 5ba1df92918a125014840f6c39cb691e PDF Text Text Village of Sleepy Hollow Zoning Board of Appeals Meeting October 15, 2025 Chairman Church called the meeting to order at 7:00 pm. Present: Timothy Church, Chairman Sandra Tripp Gorete Crowe Craig Lis Thomas Chang Also Present: Sean E. McCarthy, Village Architect Absent Dennis Xenos Carol Lyden Pamela Kroll, Secretary to the Zoning Board of Appeals Agenda: 1) KWD Realty Inc., 309-315 North Broadway, Proposed 4-story self-storage buildingPublic hearing 2) Approval of minutes, July 16, 2025, September 17, 2025 1. KWD Realty Inc., 309-315 North Broadway, Proposed 4-story self-storage buildingPublic hearing Chairman Timothy Church stated that the Board received a revised submission on October 8, 2025, requesting to reduce the requested variance for the proposed building height from 53.5 feet to 43.5 feet, where the maximum permitted building height is 35 feet. Karl Dibble stated that the revised plans propose eliminating the penthouse level and reducing the building's appearance to three stories at the lower-level garage entrance. Mr. Dibble described the proposed setbacks to the residential properties relative to the adjacent buildings. Chairman Church stated that the front-yard setback and the size of the proposed building are intimidating and out of character with the residential properties on Lawrence Avenue and along Route 9 heading south. The proposed building exceeds the permitted lot coverage by 10%. He suggested that the applicant retain the penthouse square footage by bringing the building closer to the sidewalk, reducing the front-yard setback to be in keeping with the other commercial buildings, and gradually increasing the building height from the front to the rear. There was a discussion between the Board, Mr. Dibble and Bruno Pietrosanti regarding the requested variances, revisions made to the application during Planning Board reviews, and the proposed self-storage use. 1 (ZBA 10/15/2025) �Chairman Church stated that the proposed self-storage use is not before the Zoning Board to review and has no impact on their decision. The Board is required to evaluate the criteria for the requested variances for lot coverage, building height, and setbacks, and to determine how to mitigate the impact on the neighborhood. Sean McCarthy summarized the Board’s requests to revise the plans to bring the building closer to the street by reducing the front-yard setback to 5 feet, replacing the penthouse square footage, and increasing the building setbacks farther from the residential properties on Lawrence Avenue. Mr. Pietrosanti said that the requested design changes would not increase the variances for the 70% building coverage and the 53.5-foot building height. Mr. Dibble asked the Board to confirm that making the suggested changes will not require reopening the public hearing. Chairman Church expressed his preference to delay the vote and not reopen the public hearing. He asked the applicant to revise the plans before the November meeting. The public comments in opposition to the self-storage use do not concern the Board since it is a permitted use. Chairman Church moved to adjourn the application to the November 19, 2025 meeting. Moved: Church Seconded: Lis Vote 5-0 Chairman Church moved to approve the July 16, 2025, and September 17, 2025 minutes. Moved: Church Seconded: Crowe Timothy Church, Chairman - yes Sandra Tripp- yes Gorete Crowe- yes Thomas Chang- yes Craig Lis- yes Vote 5-0 Chairman Church moved to adjourn the meeting at 7:45 PM. Moved: Church Seconded: Crowe Vote 5-0 Respectfully Submitted, Pamela Kroll Secretary to the Zoning Board of Appeals 2 (ZBA 10/15/2025) � 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 Zoning 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_ZONING_2025-10-15 Approved ZBA Minutes Subject The topic of the resource Zoning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/2eeedf247212e0e20a07e669242845f0.pdf 63d1eefca123cae90b08e48c5794feff PDF Text Text Village of Sleepy Hollow Planning Board Minutes October 16, 2025 Acting Chairman Chris Camia called the meeting to order at 7:00 PM. Chris Camia reviewed the agenda. Present: Chris Camia, Acting Chairman Jay Schulz Ken Anderson Richard Gross Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer David Smith, Village Planner Sean E. McCarthy, Building Inspector Absent: Lindsay Krakauer, Chairperson Benjamin Nieslen Pamela Kroll, Secretary to the Planning Board Agenda: 1) One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Draft resolutions 200-210 Palisades Blvd. -Proposed (6) Unit Townhome Building 212-216 Palisades Blvd., Proposed (3) Unit Townhome Building 322-328 Palisades Blvd., Proposed (4) Unit Townhome Building 201-209 Hollows Pass, Proposed (5) Unit Townhome Building 301-313 Hollows Pass, Proposed (7) Unit Townhome Building 315-319 Hollows Pass, Proposed (3) Unit Townhome Building 321-327 Hollows Pass, Proposed (4) Unit Townhome Building 2) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan & Architectural Review Approval- Continued public hearing, Draft resolution 3) Orgins Collective, LLC, 178 Beekman Avenue, Proposed salon/café, Site Plan & Architectural Review Approval - Continued public hearing, Draft resolution 4) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Continued public hearing 5) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval- Public hearing 6) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval-Public hearing 1 (10/16/25) �7) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 8) Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review Approval- Preliminary presentation 9) Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singlefamily residence, Site Plan & Architectural Review Approval- Preliminary presentation 10) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Permit Approval- Discussion 11) Approval of minutes, September 11, 2025. September 18, 2025 1. One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Draft resolutions 200-210 Palisades Blvd. - Proposed (6) Unit Townhome Building 212-216 Palisades Blvd. - Proposed (3) Unit Townhome Building 322-328 Palisades Blvd. - Proposed (4) Unit Townhome Building 201-209 Hollows Pass - Proposed (5) Unit Townhome Building 301-313 Hollows Pass- Proposed (7) Unit Townhome Building 315-319 Hollows Pass- Proposed (3) Unit Townhome Building 321-327 Hollows Pass- Proposed (4) Unit Townhome Building Guy Mazzola is a Managing Member of Sun Homes representing One Kingsland Owner, LLC, as the applicant. Mr. Mazzola stated that he has reviewed the draft resolution. Chairman Camia asked Mr. Mazzola to provide a brief overview of the project and proposed changes. Mr. Mazzola stated that they addressed the Board's concerns regarding architectural features, loft unit setbacks on Hollows Pass, and gas meter issues for the interior units of Building H, located at 212-216 Palisades Boulevard, and Building I, located at 315-319 Hollows Pass. A highvisibility end unit was added at 301 Hollows Pass. A full loft area with a 3-foot setback is proposed for the 201 Hollows Pass unit and is to be carried through all the E-unit type lofts. The proposed increase to the fourth-floor loft areas is to achieve 60% coverage over the floor below. A five-foot front-yard setback is requested for Building E, located at 200-210 Palisades Boulevard, and Building F, located at 201-209 Hollows Pass, to accommodate the bay bump outs. Interior alleyways were added between Buildings E & F and include light bollards and improvements to gas meter groupings. Improvements to the crosswalk from Tappan Zee Park to Building H include an added landing area, benches, and concrete walkways on either side. Architectural features were added to Building H at 212-216 Palisades Boulevard. A black steeland-aluminum enclosure with gates was added to screen and protect the gas meters for Buildings H and I. A third mailbox location was added to the signage plan. Chairman Camia stated he is in favor of the improvements made to the architecture, pedestrian safety, way-finding, and site lighting. The Board members agreed to proceed with voting on the resolutions. Chairman Camia asked Sean McCarthy to read the draft resolutions. 2 (10/16/25) �Sean McCarthy stated that the seven resolutions have similar conditions. The Board should vote on each resolution as it pertains to each building as follows: 200-210 Palisades Boulevard, units 21-26, is a six unit townhome building consisting of (1) 22 foot wide end unit, (1) 24 foot wide high visbility end unit, and (4) 20 foot wide interior units. The approval is based on the architectural plans, last dated 10/1/25, and the site plan drawings, dated 10/2/25. Mr. McCarthy read the resolve clause and conditions. Condition #3 for this approval states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 60% percent for 200 Palisades Boulevard, Unit 21 and 68% for 210 Palisades Boulevard, Unit 26. Chairman Camia moved to approve the resolution for 210-210 Palisades Boulevard. Moved: Camia Seconded: Gross Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 Mr. McCarthy stated that he will read the change to condition #3 for the remaining (6) resolutions. 212-216 Palisades Boulevard, units 31-41, is a three unit townhome building consisting of (2) 22 foot wide end units, (1) 20 foot wide interior unit. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth-floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 68% for 212 and 216 Palisades Boulevard, Units 39 and 41. Chairman Camia moved to approve the resolution for 212-216 Palisades Boulevard. Moved: Camia Seconded: Gross Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 322-328 Palisades Boulevard, units 45-48, is a four unit townhome building consisting of (1) 22 foot wide end unit, (2) 20 foot wide interior unit and (1) 24 foot wide high visibility end unit. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 60% for 328 Palisades Boulevard, unit 45, and 68% for 322 Palisades Boulevard, unit 48. 3 (10/16/25) �Richard Gross moved to approve the resolution for 322-328 Palisades Boulevard. Moved: Gross Seconded: Anderson Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 201-209 Hollows Pass, units 27-31, is a five unit townhome building consisting of (1) 22 foot wide end unit, (3) 20 foot wide interior units and (1) 24 foot wide high visibility end unit. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 60% percent for 201 Hollows Pass, unit 31, and 60% for 209 Hollows Pass, unit 27. Guy Mazzola stated that they are requesting a 68% percent loft coverage for 209 Hollows Pass, unit 27. Sean McCarthy stated that he will confirm the loft coverage calculation specified on the plans. Richard Gross moved to approve the resolution for 201-209 Hollows Pass as amended. Moved: Gross Seconded: Anderson Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 301-313 Hollows Pass, units 32-38, is a seven unit townhome building consisting of (4) 24 foot wide interior units, (1) 28 foot wide interior unit and (2) 28 foot wide high visibility end units. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 50% percent for 301 Hollows Pass, unit 32, and 50% for 313 Hollows Pass, unit 38. Richard Gross moved to approve the resolution for 301-313 Hollows Pass. Moved: Gross Seconded: Schulz Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 4 (10/16/25) �315-319 Hollows Pass, units 42-44, is a three unit townhome building consisting of (2) 22 foot wide end units, and (1) 20 foot wide interior unit. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 68% percent for the end units at 315 Hollows Pass, unit 42 and 319 Hollows Pass, unit 44. Richard Gross moved to approve the resolution for 315-319 Hollows Pass. Moved: Gross Seconded: Anderson Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 321-327 Hollows Pass, units 49-52, is a four unit townhome building consisting of (1) 22 foot wide end units, and (2) 20 foot wide interior units, and (1) 24 foot wide high visibility end unit. Condition #3 states that the applicant shall submit calculations for this building to show that the fourth floor rooftop terrace area complies with the 75% maximum coverage condition for interior units and not more than 68% percent for the end units at 327 Hollows Pass and 321 Hollows Pass Richard Gross moved to approve the resolution for 321-327 Hollows Pass. Moved: Gross Seconded: Anderson Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 2. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan & Architectural Review Approval- Continued public hearing, draft resolution Nicholas Shirriah is an Engineer from Hudson Engineering & Consulting, P.C. representing the applicant. Mr. Shirriah stated that a case has been opened with Con Edison to relocate the utility pole and make the improvements to the right-of-way and the sidewalk. New plans were submitted to address the engineering comments related to the stormwater system, maintenance, and spill procedures for the cartridge system, which would collect and separate potential automotive oil or hydrocarbons from the drain inlet. Chris Camia solicited public and Village consultant comments. James Natarelli stated that although the applicant is deferring the design of the retaining wall for the building permit phase, the wall's style and geogrid must remain on the property. Mr. Shirriah stated that their office is not handling the retaining wall design. The applicant is retaining a structural engineer. 5 (10/16/25) �Richard Gross moved to close the public hearing. Moved: Gross Seconded: Anderson Vote 4-0 Mr. Camia asked David Smith to read the draft resolution. David Smith read the resolved clause and conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Anderson Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 3. Origins Collective, LLC, 178 Beekman Avenue, Proposes salon/café, Site Plan Site & Architectural Review Approval Ryan Andrews is the owner of Origins Collective, LLC. Mr. Andrews presented the revised architectural plans and described the items added to the floor plan. He presented the exterior elevation and stated that a fixed sign with a light fixture above is proposed instead of an awning. Chairman Camina asked Mr. Andrews to describe the proposed signage and light fixture. Mr. Andrews stated that the signage is proposed as a flat wood panel with white lettering and a black surround. The lighting will be a small downlight fixture above the sign. The street light fixture will be removed. Chairman Camia solicited comments from the public. There were no public comments. Chairman Camia solicited comments from the Board and the consultants. There were no comments from the Board. Ken Anderson moved to close the public hearing. Moved: Anderson Seconded: Schulz Vote 4-0 Chairman Camia asked David Smith to read the draft resolution. David Smith read the resolve clause and conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Anderson 6 (10/16/25) �Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 4. 72 Beekman Avenue, Proposed mixed-use building, Site Plan & Architectural Review Approval- Continued public hearing. Chairman Camia stated that the application is a continuation of the public hearing. Mark Blanchard stated that he received a survey from the owner of 74 Beekman Avenue. Both surveys show that the foundation of the 72 Beekman Avenue building is on the property line. The applicant proposes to remove the corner moldings that encroach on the 74 Beekman Avenue property. Revisions were made to the front façade. The applicant agrees to make the changes requested by the Building Department. Gabrielle Salman is the architect representing the applicant. Ms. Salman stated that the applicant proposed to install a retractable awning. Chairman Camia asked Ms. Salman to confirm that the retaining wall would be removed from the backyard. Mr. Blanchard stated that the applicant plans to dismantle the retaining wall and reconstruct a code-compliant wall. Gabrielle stated that they received the topographical survey for 72 Beekman Avenue this afternoon. James Natarelli described the outstanding engineering concerns related to stormwater management. Mr. Blanchard stated that the applicant is still working on completing the engineering plans. Chairman Camia solicited comments from the public. There were no public comments. Sean McCarthy stated that the scaffolding has been on Beekman Avenue for a long time. Mr. McCarthy suggested that if the Board is satisfied with the proposed changes to the front façade they he could allow the applicant to resume work and finish the front façade before winter begins. Chairman Camia stated he is satisfied with the proposed changes to the building’s front facade. He polled the Board members. Ken Anderson, Jay Schulz, and Richard Gross had no objections to the applicant proceeding with the work on the front façade. 7 (10/16/25) �The public hearing was continued to the November 20, 2025 meeting. 5. Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan & Architectural Review Approval- Continued public hearing Dan Sherman is the landscape architect representing the applicant. Mr. Sherman stated that the Zoning Board approved the application, including the two in-water benches at the ends of the pool. Arborist reports were received from the applicant and the Village arborist confirming the Linden Tree could be protected. Chairman Camia stated that the Board will not be acting on the application at this meeting. The Board agrees that the intent is to save the Linden Tree and to replace the stone wall while maintaining some of the existing material. Due to the work proposed in the Village right-of-way, the applicant should also provide a construction logistics plan. Jay Schulz asked if the benches would change the sight lines of the pool. Mr. Sherman stated that the pool's sight lines will not change. The benches will increase the pool's width at the ends by 18 inches. Chairman Camia solicited comments from the public and the Board. There were no comments from the public or the Board members. Chairman Camia continued the public hearing to the November 20, 2025 and directed David Smith to draft a resolution. 6. John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Public hearing John Mancebo stated that the suggestions from the October 9, 2025 Planning Board Work Session were incorporated in the site plan. Dipti Shah is the architect representing the applicant. Ms. Shah stated that drawings were submitted to show the number of trees surrounding the property and to detail the trees proposed for removal. Other changes include the extension of the existing driveway to meet the proposed garage, and to add (2) windows on the second floor. There was a discussion regarding the proposed tree removals. Nicholas Shirriah, an engineer with Hudson Engineering & Consulting, P.C., represents the applicant. Mr. Shirriah described the trees proposed for removal based on the construction plans and related stormwater management. Chairman Camia solicited comments from the public. 8 (10/16/25) �John Bogusz stated that he is the owner of 266 Harwood Avenue, and his house is directly east of the applicant's property. He questioned the regulations for the proposed guest house and how it would be monitored. Chairman Camia stated that the applicant is not permitted to rent the garage. He asked the applicant to describe the garage's size and footprint. Ms. Shah stated that the proposed garage is a two-car garage with a guest room and an office on the second floor. It will not be used as a guest cottage. Mr. Mancebo described the history of the previous owner’s application. He stated that the proposed application doesn’t require a variance, includes the removal of a nonconforming garage, and addresses the concerns of neighboring property owners. Chairman Camia solicited comments from the consultants. James Natarelli stated that he has concerns about the transitional grades of the narrow strip of land between the east side of the driveway and the neighboring property line. Mr. Shirriah described the proposed stormwater system and how runoff between the property lines would be collected on the applicants' property. Mr. Bogusz requested that more screening be considered on his side of the property. Mr. Mancebo stated that he is open to discussing adding more landscape screening. Mr. Shirriah stated that he will prepare spot grading along the east land strip for Mr. Natarelli to review. Chairman Camia continued the public hearing to the November 20, 2025 meeting and directed David Smith to prepare a draft resolution for the next meeting. 7. 188 Wyatt LLC, 188 Cortlandt Street, Amended Site Plan Approval -Discussion Mark Blanchard is an attorney from The Blanchard Law Group, LLC, representing the applicant. Mr. Blanchard stated that an HVAC company will be the commercial tenant using the office and the garage space. The company is using the garage to store a van overnight while using the office for administrative paperwork. Sean McCarthy stated that the commercial tenant is a permitted use for the garage and the office space. The property contains two commercial businesses on Cortlandt Street, one residential use above, and a third commercial use, in the detached garage. Mr. Blanchard stated that the applicant is requesting approval to remove the requirement for an oil-water separator in the garage, as it is not needed for the intended use. 9 (10/16/25) �Richard Gross moved to waive the public hearing requirement. Moved: Gross Seconded: Anderson Vote 4-0 Chairman Camia directed David Smith to draft a resolution for the November 20, 2025 meeting. 8. Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review approval- Preliminary presentation Mike Finelli is the architect representing the applicant, Pokahoe Riverview Manor, LLC. Mr. Finelli stated that the applicant is seeking approval to construct a single-family residence with a smaller scale and massing than previously approved by the Planning Board. He presented the renderings and described changes to the location, house square footage, façade materials, roof lines, and elevations. Ken Anderson asked why the applicant is proposing changes to the approved plan. Mr. Finelli stated that the applicant needed to scale down the construction costs due to medical and financial hardships. Gregory Caccioppoli is the engineer representing the applicant. Mr. Caccioppoli stated that the property slopes east to west towards the Hudson River. The proposed rear yard infiltration system is designed for a 100-year storm event and will capture and store all stormwater runoff, and overflow into a curtain drain if required. He described the retaining walls around the pool area. David Delardi is a Landscape Architect from Nature View Design Group. Mr. Delardi stated that the landscape plan includes native plantings. He described the trees proposed for removal, which trees would remain, and the proposed new landscaping. Mr. Shulz asked Mr. Delardi to show the location of the 38-diameter oak tree proposed for removal. Mr. Delardi stated that the Oak tree's health is declining at its location and poses a threat to the neighboring property owner. Some of the grading may also affect the tree's health. Mr. Shulz asked if the location of the stormwater retention system had changed. Mr. Caccioppoli stated that the retention system location remains the same. Cultec counts were adjusted based on the proposed impervious surfaces. There was a discussion between Mr. Finelli and the Board regarding the proposed gambrel roof lines and shed dormers. Sean McCarthy suggested matching the shed dormer roof slopes with the top gambrels. Mr. Finelli stated that he would discuss the roof line suggestions with the applicant. 10 (10/16/25) �Chairperson Camia directed staff to schedule a public hearing for the November 20, 2025 meeting. 9. Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singleFamily residence, Site Plan & Architectural Review Approval- Preliminary presentation Jonathan Merheb, an engineer with JMER Engineering, P.C., represents the applicant. Mr. Merheb stated that the application proposes to construct a four-bedroom, three-bathroom Colonial-style single-family residence on an existing 15,000-square-foot wooded lot between Devries Avenue and Merlin Avenue. The rear of the property abuts Devries Park. Mr. Merheb described the proposed façade materials and stated that a reverse-gable roofline is proposed to cover the front porch and the rear deck. Mr. Merheb described the proposed floor plans. He said that a curb cut is proposed to serve the two-car garage, with a stair leading from the driveway to the covered porch. The applicant proposes to keep the site wooded. Shrubbery is proposed on either side of the driveway. He presented photographs of the existing conditions from different views. The plan proposes keeping the existing grading and setting the house on the slope. The applicant will seek an area variance for the site coverage percentage over 20% Sean McCarthy stated that the applicant may not need a variance for the building coverage. Impervious surface site coverage is required for stormwater calculations. Building coverage calculations are based on roofed building structures. Mr. McCarthy suggested that the engineer check the calculations. Chairman Camia asked Mr. Merheb how stormwater would be managed on both sides of the property. Mr. Merheb stated that there are consistent slopes and stated that the proposed plan will improve. The drainage for the neighbors to the north. Sean McCarthy asked Mr. Merheb to confirm that the plan does not encroach on the 100-foot wetland buffer. He suggested that the garage slab does not have to be at the same level as the basement. Mr. Shulz asked Mr. Merheb why the house is proposed on the south side of the property. Mr. Merheb stated that the neighboring houses are sited on the southern setbacks. The intent is to keep a consistent distance between the neighboring houses while maintaining the 10-foot sideyard setbacks. Chairperson Camia suggested considering improvements to the façade above the garage. Chairperson Camia directed staff to schedule a public hearing for the November 20, 2025 meeting. 11 (10/16/25) �10. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riversfront Development Phase III Waterfront Open Space, Site Plan & Wetlands Watercourse Permit approvalDiscussion Peter Chavkin Biddle is the Managing Partner of Biddle Real Estate Ventures. He offered to present the entire park plan or to detail the changes made since the last presentation. Richard Gross requested that Mr. Chavkin describe the changes made since the October 9, 2025 Work Session. Mr. Chavkin described the pathways that were reoriented to provide access to the boathouse plaza and the water access area. He described the plans and functions of the two boathouse buildings and stated that pergolas were added in place of a single roof structure. A double-sided hearth and wood fireplace at the end of the building was designed per the Board of Trustees' request. The Board members discussed their desire for a gas-fueled fireplace. Mr. Chavkin stated that he would use the fuel source as directed by the Planning Board and agreed to by the Board of Trustees. There was a discussion regarding the proposed green spaces and whether the proposed Palisades Park ground and shrub coverings were more appropriate than lawn areas for providing visual interest without affecting sight lines to the boathouse structures and the Hudson River. There was a discussion regarding the size of the proposed two-function splash pad and ice skating rink. Precedent images were presented to installations comparable to them. David Smith stated that portions of the North Buffer could be flooded to provide a more usable skating area. Ken Anderson stated that Benjamin Nieslen submitted concerns regarding the kayak launch, flooding, and erosion. Chairman Camia stated that the Board is reviewing the functionality, safety, and durability of the kayak launch material, and whether it should remain a steel sheet bulkhead or be timberconstruction. Mr. Chavkin suggested setting up a call with their Race Marine Engineers and selected board members to discuss the options and agree on what should be included on the site plan. Mr. Anderson asked whether they have considered adding additional kayak storage racks at the laydown area by the buildings. Mr. Chavkin stated that the proposed concrete pad area could be used for kayak storage racks if the Village decided it was needed. 12 (10/16/25) �Chairman Camia asked whether additional seating could be added at the concrete pad area for pedestrian use other than a kayak laydown. Mr. Chavkin stated that the concrete seat wall may serve as a bench, or they could add seating on the pad. He described the other areas where seating is proposed. Mr. Schulz asked Mr. Chavkin to describe the paved pathways. Mr. Chavkin stated that the primary pathways would be constructed using hex pavers, specialty pavers would be used in the plaza areas, and the secondary pathways would be constructed of stonedust and decomposed granite. Mr. McCarthy asked Mr. Chavkin to describe the changes proposed to the colonnade art piece. Mr. Chavkin stated that the proposed plans call for removing half of the columns. The columns will frame the pathways and be spread out throughout the park. The plan is to clean up the existing weathered steel and not to paint or powder coat it. Mr. McCarthy suggested scheduling a pre-demolition walkthrough to determine which columns would be removed and tag them, and to confirm the spacing between the remaining ones. There was a discussion of the potential for erosion at the beach and boatohouse areas during a 100-year storm event, and the intended functions of the North Meadow. Chairman Camia directed staff to schedule a public hearing for the November 20, 2025 meeting. 11. Approval of minutes, September 11, 2025 and September 18, 2025 Ken Anderson moved to approve the minutes from the September 11, 2025 and September 18, 2025 meetings. Moved: Anderson Seconded: Schulz Chris Camia, Acting Chairman - yes Richard Gross- yes Ken Anderson- yes Jay Schulz- yes Vote 4-0 Richard Gross moved to adjourn the meeting at 10:00 PM. Moved: Gross Seconded: Anderson Vote 4-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 13 (10/16/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-10-16 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/dc98991d28b3cc81b6bb46079b6815cc.pdf 7f9c198f5349e8d0490a31b69668af46 PDF Text Text Village of Sleepy Hollow Planning Board Minutes October 9, 2025 Deputy Chairman Nielsen called the work session to order at 6:30 PM. Present: Benjamin Nielsen, Deputy Chairman Jay Schulz Ken Anderson Richard Gross Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Chris Camia Lindsay Krakauer, Chairperson David Smith, Village Planner Pamela Kroll, Secretary to the Planning Board Agenda: 1) One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Discussion 200-210 Palisades Blvd., Proposed (6) Unit Townhome Building 212-216 Palisades Blvd., Proposed (3) Unit Townhome Building 322-328 Palisades Blvd., Proposed (4) Unit Townhome Building 201-209 Hollows Pass, Proposed (5) Unit Townhome Building 301-313 Hollows Pass, Proposed (7) Unit Townhome Building 315-319 Hollows Pass, Proposed (3) Unit Townhome Building 321-327 Hollows Pass, Proposed (4) Unit Townhome Building 2) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Permit Approval- Discussion 3) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan & Architectural Review Approval- Discussion 4) Origins Collective, LLC, 178 Beekman Avenue, Proposed salon/café, Site Plan & Architectural Review Approval - Discussion 5) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Discussion 6) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval- Discussion 1 (10/9/25) �7) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Discussion 8) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 9) KWD Realty LLC, 309-315 North Broadway, Proposed 4 story self-storage facility, Site Plan & Architectural Review Approval- Discussion 10) Sleepy Hollow Holdings, LLC, 144 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 11) Francesco Alesci, FBS Contracting, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval- Discussion 12) Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review Approval- Discussion 13) Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singlefamily residence, Site Plan & Architectural Review Approval- Discussion 14) Approval of minutes, September 11, 2025. September 18, 2025 1. One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Discussion 200-210 Palisades Blvd. - Proposed (6) Unit Townhome Building 212-216 Palisades Blvd. - Proposed (3) Unit Townhome Building 322-328 Palisades Blvd. - Proposed (4) Unit Townhome Building 201-209 Hollows Pass - Proposed (5) Unit Townhome Building 301-313 Hollows Pass- Proposed (7) Unit Townhome Building 315-319 Hollows Pass- Proposed (3) Unit Townhome Building 321-327 Hollows Pass- Proposed (4) Unit Townhome Building Sean McCarthy stated that outstanding items include the proposed fourth-floor loft area coverages requested over the permitted 50% or less of the floor below for high-visibility end units; architectural features; gas meter locations; the walkway from Central Park to the interior group of interior units on Hollows Pass; and the proposed signage plan. The Board members discussed how the proposed bump-out features affect the usable square footage to create the impression of setbacks and prompted the requests for the reduced front yard setback for Building E at 200-210 Palisades Boulevard and Building F at 201-209 Hollows Pass, and increased the coverage on the fourth floor loft areas for some of the end units. The Board asked the Applicant to confirm the proposed setback for the loft areas and the design for the screening and safety bollard at the gas meters. Guy Mazzola is a managing member of Sun Homes, representing One Kingsland Owner, LLC, as the applicant. Mr. Mazzola stated that the resubmission includes a three-foot setback for the units, thereby increasing loft coverage. Mr. Mazzola stated that the plan proposes a steel gate enclosure to screen the gas meters. The Board members agreed to approve the three-foot setback and increase the loft area percentages. The Board members agreed to prepare draft resolutions for the October meeting. 2 (10/9/25) �2. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development Phase III Waterfront Open Space- Site Plan & Wetlands Permit Approval -Discussion The Board members discussed the proposed plans for the fireplace, kayak launch, water access, boathouse design, colonnade art piece, pathways, seating areas, and the dual-purpose skating/lawn area. 3. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan & Architectural Review Approval -Discussion The Board members discussed the outstanding engineering concerns with James Natarelli. They agreed that conditions for the resolution approval could include details on relocating the utility pole, to be resolved before approval. Sean McCarthy recommended keeping the utility pole and building the new sidewalk around it. The Board members agreed to have the draft resolution ready for the October 16, 2025 meeting. 4. Origins Collective, LLC, 178 Beekman Avenue, Proposed salon/café, Site Plan & Architectural Review Approval -Discussion The Board members discussed the open items related to the signage and lighting. They agreed that the interior layout was an improvement, and they could vote on the draft resolution at the October 16, 2025 meeting. 5. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use Building, Amended Site Plan & Architectural Review Approval -Discussion The Board members reviewed the documents received from the applicant and the neighboring property owner. They discussed the open items, including the designs for the front façade, signage, and stormwater management. 6. Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool Building, Amended Site Plan & Architectural Review Approval -Discussion The Board members discussed the Village Tree Officers' tree evaluation. They agreed that a condition of the resolution should include restrictions on excavation machinery and tree protection, and that an evaluation of the root system be conducted. James Natarelli stated that there are outstanding items needed for the engineering plans. The Board members discussed replacing the stonewall and agreed to keep the public hearing open until engineering concerns are resolved. 7. John Mancebo, 278 Harwood Avenue, Proposed Additions and Alterations, Site Plan & Architectural Review Approval -Discussion 3 (10/9/25) �Sean McCarthy summarized the proposed application. The Board members discussed the garage design, tree removals, and the size of the driveway. James Natarelli stated that he would issue a review memo on the engineering plans. 8. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval-Discussion The Board members discussed the application, zoning regulations, and permitted uses of the C-2 Zoning District. They agreed that the applicant should provide the intended tenant uses for the garage and office space on Cortland Street. 9. KWD Realty, LLC, 309-315 North Broadway, Proposed 4 story self-storage facility, Site Plan & Architectural Review Approval- Discussion Sean McCarthy stated that new plans have been submitted for the Zoning Board’s review at the October 15, 2025 meeting. Since the plans may change, the submission has not been forwarded for Planning Board review. 10. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of useDiscussion Sean McCarthy stated that no new information has been submitted for review. 11. Francesco Alesci, FBS Contracting, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval Sean McCarthy summarized the proposed application and described the differences from the original site plan approval granted in 2023 and extended in 2024 and 2025. Mr. McCarthy stated that he met with the applicant to review the Board’s preliminary concerns regarding the building's massing, height, impervious surfaces, and pedestrian access. He made suggestions for the applicant to consider. The Board members discussed their concerns and suggestions. 12. Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence Benjamin Nieslen stated that this is the third revision of the project. Improvements were made in the second revision related to the garage and driveway locations. There are still concerns related to the proposed tree removals. The proposed architecture is a different style and shape. Sean McCarthy suggested improvements to the proposed roof lines, window placements, and dormers. The utility and condenser locations should be reviewed to ensure compliance with setback and screening requirements. A construction logistics plan is important for site construction to plan for material storage, employee parking, and to establish tree protection and erosion control. 4 (10/9/25) �The Board agreed that a public hearing should be held for the new application. 13. Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singlefamily house, Site Plan & Architectural Review Approval The Board members discussed the proposed application. Benjamin Nieslen stated that the landscape plan lacks detail and doesn’t include yardscaping in the backyard. He asked Sean McCarthy if a patio could be added after approval. Sean McCarthy stated that any change to an approved site plan would require the applicant to submit an amended site plan application. Mr. McCarthy suggested that improvements could be made to the dormers, windows, and doors, and that the access from the garage and the basement requires corrections. 14. Approval of minutes, September 11, 2025 and September 18, 2025 The Board members agreed to approve the minutes at the October 16, 2025 meeting. The meeting was adjourned at 8:45 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 5 (10/9/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-10-09 Approved Planning Board Work Session Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/040cc54de14e585007957117c6bd453b.pdf 9210990c37d93e4b08fab6a6bda5cb81 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 Board of Trustees Meeting 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_TRUST_2025-11-18_RES-206-216 Subject The topic of the resource Board of Trustees Minutes-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/e40a4f478ef7d2851b4803c2facfd934.pdf ce24de12943258d37fbb7c74c5c26a8d 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 Board of Trustees Meeting 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_TRUST_2025-10-21_WS Subject The topic of the resource Board of Trustees Minutes-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/ce151243ee252bf8354518e2a6e774ba.pdf 13aef3a98349419430ddd784311f19bd 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 Board of Trustees Meeting 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_TRUST_2025-10-28_RES-193-205 Subject The topic of the resource Board of Trustees Minutes-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/6a485480e3b039b981a42716cc054a9a.pdf 472cba17c63b1a4a580194a32c8cc7ba 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 Board of Trustees Meeting 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_TRUST_2025-10-14_RES-187-192 Subject The topic of the resource Board of Trustees Minutes-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/0311f0e0d8ce4b8ac171dc63801e0729.pdf 1745f5734ec5af1dd4dd224006f31ebf PDF Text Text Village of Sleepy Hollow Planning Board Minutes September 18, 2025 Chairperson Krakauer called the meeting to order at 7:00 PM. Chairperson Krakauer read the agenda and stated that applications for 188 Wyatt, LLC, KWD Realty LLC, and Francesco Alesci have been postponed to the October 16, 2025 meeting. Present: Lindsay Krakauer, Chairperson Jay Schulz Benjamin Nielsen Chris Camia Richard Gross Also Present: Joshua Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Ken Anderson David Smith, Village Planner Pamela Kroll, Secretary to the Planning Board Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalContinued public hearing, draft resolution 2) Cortlandt Development, LLC 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Draft resolution 3) Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Public hearing 4) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Public hearing 5) One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval - Public hearing 200-210 Palisades Blvd.- Proposed (6) Unit Townhome Building 212-216 Palisades Blvd.- Proposed (3) Unit Townhome Building 322-328 Palisades Blvd.- Proposed (4) Unit Townhome Building 201-209 Hollows Pass- Proposed (5) Unit Townhome Building 301-313 Hollows Pass- Proposed (7) Unit Townhome Building 315-319 Hollows Pass-Proposed (3) Unit Townhome Building 321-327 Hollows Pass-Proposed (4) Unit Townhome Building 1 (9/18/25) �6) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan & Architectural Review Approval- Discussion 7) Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval – Discussion 8) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Preliminary Presentation 9) Approval of minutes, July 10, 2025, July 17, 2025 1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval-Continued Public Hearing, draft resolution Richard Gross moved to open the public hearing. Moved: Gross Seconded: Camia Vote 5-0 Nick Shirriah is an engineer from Hudson Engineering & Consulting, P.C., representing the applicant. He described a proposed cartridge insert system and stated that it would address the comments received from AI Engineers related to the required pre-treatment device. Mr. Shirriah stated that they are not responsible for the engineering of the retaining wall. James Natarelli stated that there have been discussions regarding the pre-treatment device. Upon receipt of a submission, he will review and consider the proposed option. Chairperson Krakauer requested that Mr. Shirriah prepare a response for Mr. Natarelli’s review memo and submit it for the next meeting. Chris Camia asked what would happen if the Applicant chooses not to maintain the cartridge system. Mr. Shirriah stated that a maintenance agreement could be added to the stormwater management plan. It is the property owner's responsibility to maintain the stormwater system. David Smith asked if the Applicant had initiated conversations with Con Edison about the relocation of the utility pole. Mr. Shirriah stated that he would follow up with the Applicant. Chairperson Krakauer solicited comments from the public. There were no public comments. Richard Gross moved to continue the public hearing to the October 16, 2025 meeting. Moved: Gross Seconded: Camia Vote 5-0 2 (9/18/25) �2. Cortlandt Development LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review- Draft resolution Jonathan Merheb is an engineer from JMER Engineering, P.C., presenting on behalf of Cortlandt Development. Mr. Merheb stated that he revised the plans to show an open grate on the infiltrator and include a note that they will tie into the roof leaders if the grade allows. Chairperson Krakauer asked Mr. Merheb to confirm whether he intends to have an outdoor eating and sitting area and if any changes were made to the garbage enclosure materials. Mr. Merheb stated that the applicant proposed two tables on the concrete walk area. The owner has agreed to use composite material for the garbage enclosure. Benjamin Nielsen asked Mr. Merheb if a bicycle rack would be added, if the number of bollards would be reduced, and to confirm the window materials proposed for the existing window on the south elevation. Mr. Merheb stated that there is no practical location for a bike rack on the property. One bollard will be removed on the north and south sides with increased spacing. CMU block and brick will be used to infill the window and be painted to match the existing brick. The note on the drawing is incorrect. The Board requested that the resolution conditions be amended to reflect the reduction in the number of bollards and the garbage enclosure material. Chris Camia moved to approve the resolution as amended. Moved: Camia Seconded: Nielsen Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Benjamin Nielsen- yes Jay Schulz- yes Vote 5-0 3. Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Nielsen Vote 5-0 Ryan Andrews, the owner of Origins Collective, LLC, stated that he listened to the Planning Board work session. He presented a revised floor plan. He described the proposed layout for the salon and café. Mr. Andrews presented 3 (9/18/25) �photographs of the existing façade. Mr. Andrews stated that the approved Building Permit to replace the windows included panels and lights. He requested to keep the original brick surround with no lighting. The Board requested that the applicant add lighting above the entrance signage, remove the existing streetlight, and ensure that the proposed signage complies with Village requirements. Chairperson Krakauer solicited comments from the Board and the consultants. James Natarelli asked Mr. Andrews to confirm that the café will not include a kitchen for food preparation. Mr. Andrews stated that food preparation is not proposed in the café. Benjamin Nielsen asked Mr. Andrews to confirm that there will be refrigeration units in the café. Mr. Andrews stated that refrigerated units would be available in the café. Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer requested that the applicant submit revised documents as needed to complete the application. Richard Gross moved to continue the public hearing to the October 16, 2025 meeting. Moved: Gross Seconded: Nielsen Vote 5-0 Chairperson Krakauer directed David Smith to draft a resolution. 4. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval - Discussion Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Gross Vote 5-0 Mark Blanchard stated that he is the project attorney for the applicant. Mr. Blanchard stated that the applicant agrees with some of the issues raised by the owner of 74 Beekman Avenue. Mr. Blanchard stated that the applicant proposes to demolish and reconstruct the retaining wall that encroaches on 74 Beekman Avenue. The applicant agrees to perform testing to address stormwater and grading-related matters, as required by the Building Department and the Village Engineer. The updated survey indicates that the rear corner of the 72 Beekman Building does not encroach on the 74 Beekman Avenue property. Although the second and third floor window wells differ from the approved site plan, the current building construction allows for more light and air to reach 74 Beekman Avenue. Mr. Blanchard requested amended approval and support for lifting the Stop Work Order, allowing the applicant to continue the interior construction of the building. 4 (9/18/25) �James Natarelli stated that topography information is required to demonstrate that the existing drainage patterns between the properties would be maintained for the proposed construction and fill brought into the backyard. Mr. Blanchard requested that the stormwater-related items be a condition of the approval. Gabrielle Salman is the project architect representing the applicant. She presented the second and third floor plans and described how water collects and drains to an existing drywell. The 74 Beekman Avenue windows face that area for light and ventilation. Chairperson Krakauer asked if this was an improvement over the existing condition. Mr. Blanchard stated that there is now a larger gap between the 72 Beekman and 74 Beekman Avenue buildings, which resulted in a positive change. Richard Gross asked Mr. McCarthy if the property survey was correct. Sean McCarthy stated that the Building Department received an updated as-built survey this afternoon, which indicates that the building foundation is on the property line, but includes trim that encroaches an inch and a quarter onto 74 Beekman Avenue. Ms. Salman said that the trim piece can be removed and properly flashed. Benjamin Nielsen requested that Ms. Salman show comparisons of the original and requested elevations. Mr. Salman presented elevation drawings of the original building, what was approved, and what construction requires approval. Chris Camia suggested removing the awning and installing wood composite signage and lights. The topography and stormwater items should be resolved as part of approval. Chairperson Krakauer solicited comments from the public. Ana Rakipi stated that she is the owner of 74 Beekman Avenue. Ms. Rakipi detailed her concerns about potential stormwater issues damaging the foundation of her building, which she attributed to the demolition and construction of the 72 Beekman Avenue building, specifically relating to improper roof flashing, window wells, and the work completed to raise the rear yard. Ms. Rakipi stated that she is waiting for a detailed property survey of her property to be completed and requested that the Planning Board reconsider granting the application until she can make sure that her building is protected. Ms. Rakipi stated that Mr. Carrion has been unwilling to fix the damage to her building. Joshua Subin stated that the disputes between the property owners are civil matters and suggested that they work together to agree on temporary compliance issues. 5 (9/18/25) �Bond Davis is the engineer from Grigg & Davis Engineers, P.C.. He requested that the gaps between the buildings be repaired, roof flashing be added, and light wells be repaired. The back portion of the 72 Beekman Avenue building should be properly finished. Construction debris should be removed from the gaps between the buildings. Mr. Blanchard stated that Mr. Carrion has not been able to reach a solution with Ms. Rakipi. He objected to accusations made about his client and stated that the property owner contacted Mr. Carrion without her attorney and suggested that $75,000 could resolve the issues. They are here to reach solutions and to move the project forward. Chairperson Krakauer asked Mr. McCarthy if there were interim measures that could be taken. Mr. McCarthy stated that both property owners must agree to the plans for flashing between the buildings before the work can proceed. Mr. Blanchard asked the Board if they would object to Mr. Carrion resuming the interior construction work if the property survey issues are cleared up. Chairperson Krakauer stated that it is not in the Board’s purview to lift a Stop Work Order issued by the Building Department. She requested that the applicant work with the Village Engineer to resolve the outstanding stormwater-related concerns. Ms. Rakipi stated that she has pictures and videos of the applicant cutting the foundation of her building. Chairperson Krakauer requested that Ms. Rakipi submit the documents to the Building Department. Richard Gross moved to continue the public hearing to the October 16, 2025 meeting. Moved: Gross Seconded: Camia Vote 5-0 5. One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Public hearing 200-210 Palisades Blvd. - Proposed (6) Unit Townhome Building 212-216 Palisades Blvd. - Proposed (3) Unit Townhome Building 322-328 Palisades Blvd. - Proposed (4) Unit Townhome Building 201-209 Hollows Pass - Proposed (5) Unit Townhome Building 301-313 Hollows Pass- Proposed (7) Unit Townhome Building 315-319 Hollows Pass- Proposed (3) Unit Townhome Building 321-327 Hollows Pass- Proposed (4) Unit Townhome Building Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Camia Vote 5-0 Guy Mazzola is a Managing Member of Sun Homes representing One Kingsland Owner, LLC as the applicant. Mr. Mazzola stated that a slide show has been prepared to address the comments 6 (9/18/25) �from the Planning Board Work Session. He distributed copies of the presentation documents to the Planning Board and stated that each slide represents something that was changed. Chairperson Krakauer asked Mr. Mazzola to summarize the changes that he plans to present. Mr. Mazzola stated that the presentation will address the loft size options for Unit 201 of Building F on Hollows Pass, gas meter and bollard design schemes for Building H at 212-216 Palisades Boulevard and Building I, located at 315-319 Hollows Pass, side façade and architectural features of Building H, and renderings to clarify the requested 5 to 7 foot shift in the front yard setback along Building E and Building F along Tappan Zee Park. Mr. Mazzola presented a revised rendering of the 301-313 Hollows Pass building. Mr. Mazzola stated that the changes confirm the proposal of three entrance steps for each of the seven townhome units. Four of the gas meters are proposed on the east elevation of Unit 313. They propose eliminating the garage windows in Unit 301 to add a bay feature on the first floor, create a small outdoor space off the dining room, and increase the size of the first-floor windows. The other three gas meters are proposed on the side with bollards at the Hollows Pass entrance to improve the architectural aesthetics of the building façade. Chairperson Krakauer asked if the shrubbery could be planted in front of the gas meters. Mr. Mazzola stated that an additional small tree could be added to screen the gas meters. Mr. Mazzola presented a revised rendering of Unit 201 at Hollows Pass, which proposed a onefoot loft setback from the third floor. Per the Board's request, a wall was added to separate the bedroom from the rest of the loft, allowing for the addition of more windows. The design of the high-visibility E unit includes a five-foot step-back architectural bay feature, a five-foot-deep walkout terrace on the first floor, and a small dining room walkout. The loss of five feet to create the additional bay feature and outdoor space does not allow for enough usable loft space if they are required to keep the coverage under 50% over the third floor. He proposed that the Board approve the one-foot setback at a loft coverage of 68%. Mr. Mazzola stated that the loft setback at 3 feet would result in a 58% percent coverage over the third floor. Chairperson Krakauer asked if there would be additional walkout space along the loft windows. Mr. Mazzola stated that they could look into providing a NanaWall feature where the larger loft windows are proposed. The Board discussed the loft coverage percentage options. Mr. Mazzola presented renderings of 201-209 Hollows Pass and 200-210 Palisades Blvd, including the 201 Hollows Pass unit loft, which features a three-foot loft coverage setback over the third floor. He said that the loft space would be useless if they were to use the three-foot setback and keep it under 50% coverage. The only solution would be to construct a different unit type and not include the architectural bay feature. 7 (9/18/25) �Mr. Mazzola presented a rendered view looking down the walkway from the buildings at 201209 Hollows Pass and 200-210 Palisades Boulevard, stating that the request for a 5- to 7-foot front yard setback is needed for the jogging of the different bay elements and front entry architectural features. Mr. Mazzola presented a night time rendering view of the proposed pathway light bollards between Buildings E and F, stating that the gas meters are proposed to be located on the walkway side, with 5 and 6 meters on each side. The Board suggested jogging the gas meters between the sides of the buildings and not having pathway lights on the gas meters. Mr. Mazzola stated that he would lay out the lighting and gas meters based on the minimum setback of the windows. Mr. Mazzola presented a rendering of Building V, located at 321-327 Hollows Pass, and Building W, located at 322-328 Palisades Boulevard. The proposed changes include the enlarged windows on the loft level E unit type. The loft setback and coverage would match what the Board approves for the other E units. Mr. Mazzola presented a rendering for the interior units of Building H, located at 212-216 Palisades Boulevard, and proposed the same changes to the building façade as 301 Hollows Pass. Chairperson Krakauer asked Mr. Mazzola to describe the proposed gas meter screening and safety bollards. Mr. Mazzola presented sketches for gas meter and bollard options that would provide safety, but do not necessarily fix the aesthetics. The Board discussed bollard design options for Building H & Building I. Mr. Mazzola presented a summary of gas meter locations. Mr. Mazzola presented a private site signage plan and suggested focusing on a sign at each entrance road. He requested that the Board approve the signage plan and stated that he would be open to adding more if needed after installation. Chris Camia recommended separating the mailboxes into sections. The Board discussed the signage related to the interior buildings. Chairperson Krakauer asked if the Fire Department had reviewed the emergency vehicle circulation and proposed signage plan. Sean McCarthy stated that he has not received a response from the Fire Department. 8 (9/18/25) �The Planning Board discussed the brick walkway added between Building E & Building F to provide pedestrian access to Building H. The Board requested that the applicant add a pathway to connect the new walkway to the sidewalk along Building H. Chairperson Krakauer solicited comments from the public. There were no public comments. Mr. Mazzola asked if the Planning Board would consider approving the application with conditions. David Smith stated that the draft resolutions could be ready for the next meeting. Joshua Subin suggested that the Board could close the public hearing. Chris Camia moved to close the public hearing. Moved: Camia Seconded: Nielsen Vote 5-0 Chairperson Krakauer stated that draft resolutions would be prepared for the October 16, 2025 meeting. 6. Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan & Approval- Discussion Chairperson Krakauer stated that the application received approved from the Zoning Board of Appeals. Ostap Vidov is the contractor representing the applicant. Mr. Vidov stated that the Board requested better views of the current site conditions and the existing trees. Mr. Vidov stated that the pool equipment would be located in the basement mechanical room. Changes were made to the pool design to include a fountain feature and winged steps. Chairperson Krakauer asked if the wings are necessary to install the fountain feature and if they would affect the original intent of the pool. Devin Bandelli stated that the pool would be used as a lap pool. The wings provide a safer way to access the pool. Chairperson Krakauer stated the Board would have the Village Arborist evaluate the Linden tree to see if he has any recommendations to preserve its health. She asked the property owner if they considered relocating the pool further away from the tree. Devin Bandelli stated that the proposed pool lines up with the existing house facade and the patio. Jay Schulz asked for the distance from the wall foundation to the Linden tree. 9 (9/18/25) �Mr. Vidov stated that there is approximately 15 feet from the Linden tree to the foundation wall. Reconstruction of the stonewall will allow for better access during pool construction and prevent disturbance to the tree. Chairperson Krakauer asked Mr. Vidov if the wall materials would be repurposed to match the wall along the street. Ms. Bandelli stated that the driveway wall was constructed to match the wall on the street and be in keeping with the neighborhood's character. Mr. Vidov stated that they would remove and repurpose 15 to 20 percent of the original stone and introduce new stone that will match as closely as possible. Chairperson Krakauer requested that the applicant plant the proposed shrubbery on the outside of the pool screening fencing. Benjamin Nielsen asked if the pool walls are higher than the pool coping and if they would rely on the hedge material for screening. Ms. Bandelli stated that the pool would not be visible beyond the brick wall, and the proposed trees will provide privacy. Mr. Vidov stated that the proposed hedge is higher than the pool surround wall. The wall is not visible from the street. He presented the landscape plan from the front walkway. Chairperson Krakauer solicited comments from the consultants. James Natarelli requested that the applicant respond to his review memo addressing the stormwater and wall evaluations. Chairperson Krakauer stated that the Board is comfortable scheduling the public hearing. Jay Schulz moved to schedule the public hearing for the October 16, 2025 meeting. Moved: Schulz Seconded: Camia Vote 5-0 Chairperson Krakauer directed David Smith to prepare a draft resolution. 7. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval - Discussion Chairperson Krakauer asked if the property owner has made any connections with potential commercial tenants since the last meeting. Gabrielle Salman is the architect representing the applicant. She stated that they have not received commercial tenant interest for the space. 10 (9/18/25) �Zui Horowitz is the property owner. Mr. Horowitz stated that he has reached out to those who may be interested in a commercial space. The property has been listed on the MLS for five years, during which time it has only received three interested parties who did not take action after seeing the neighboring buildings. He suggested demolishing the existing garage and standalone storage space in the rear of the property to obtain the requested approval to convert the first-floor storefront and part of the basement level into residential use. Removal of the garage and storage structure would allow him to create approximately four parking spaces in the rear of the building for tenant use. Chairperson Krakauer asked if grants were offered to help renovate the building façade, would he be able to make the space more marketable for commercial tenants. Mr. Horowitz stated that renovating the façade would make the building more marketable for residential use. There has been no interest in a commercial space. The Board discussed the existing conditions and parking requirements. Chairperson Krakauer requested that the applicant submit a revised application. 8. John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Preliminary Presentation John Mancebo stated that the existing 1,088-square-foot house has a slab-on-grade foundation, two bedrooms, one bathroom, and an attached non-compliant one-car garage. The application proposes to remove the existing garage, construct a detached two-car garage with a second-floor home office and guest room, and construct second-floor and attic additions on the existing footprint that are compliant with the Zoning Code. Mr. Mancebo stated that the revised submission addresses the items discussed at the Planning Board’s work session regarding tree removals, engineering, architectural plan corrections, and neighborhood photographs. Nick Shirriah is an engineer from Hudson Engineering & Consulting, P.C., representing the applicant. He stated that the deep hole and percolation tests were completed. The proposed infiltration system is sized to improve runoff for the house, garage, patio and driveway. Since the driveway is on a steep slope, it will not be easy to collect 100 percent of the runoff on site. The plan details the five trees that need to be removed for the stormwater system. The Board discussed the proposed locations and requirements for obtaining a Tree Removal Permit. The Board discussed the architectural details of the entrance doors, garage windows, and the river views. The Board requested that the applicant provide a landscape plan that includes native plantings and considers the addition of canopy trees in the front yard. 11 (9/18/25) �James Natarelli stated that he witnessed the percolation tests, which show that the proposed infiltration is feasible on-site. There was a discussion between Mr. Mancebo, Mr. Shirriah, and James Natarelli regarding the driveway extension and the walkway to the front door. Chairperson Krakauer scheduled the public hearing for the October 16, 2025 meeting. 10. Approval of minutes, July 10, 2025, July 17, 2025 Chris Camia moved to approve the minutes from July 10, 2025, and July 17, 2025. Moved: Camia Seconded: Nielsen Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Benjamin Nielsen- yes Jay Schulz- yes Vote 5-0 Richard Gross moved to adjourn the meeting at 10:05 PM Moved: Gross Seconded: Nielsen Vote 5-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 12 (9/18/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-09-18 Approved Planning Board minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text https://sleepyhollow.localarchives.org/files/original/7dd0eb07166a4569b991dda368bf7d71.pdf b2f180ec902c441ed34082d5b87b675b PDF Text Text Village of Sleepy Hollow Planning Board Minutes September 11, 2025 Chairperson Krakauer called the work session to order at 6:30 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Jay Schulz Ken Anderson Benjamin Nielsen Chris Camia Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Richard Gross David Smith, Village Planner Pamela Kroll, Secretary to the Planning Board Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalDiscussion 2) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Discussion 3) Cortlandt Development, LLC 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Discussion 4) Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 5) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Discussion 6) One Kingsland Owner, LLC, 200-210 Palisades Blvd. Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 7) One Kingsland Owner, LLC, 212-216 Palisades Blvd., Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 8) One Kingsland Owner, LLC, 322-328 Palisades Blvd., Proposed (4) Unit Townhome, Building, Amended Site Plan & Architectural Review Approval- Discussion 9) One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome, Building, Amended Site Plan & Architectural Review Approval- Discussion 10) One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 1 (9/11/25) �11) One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 12) One Kingsland Owner, LLC, 321-327 Hollows Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 13) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 14) KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review Approval- Discussion 15) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval- Discussion 16) Sleepy Hollow Holdings, LLC, 144 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 17) Sleepy Hollow Holdings, LLC, 196 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 18) Francesco Alesci, FBS Contracting, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval- Discussion 1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval-Discussion Chairperson Krakauer stated that a resolution has been drafted for the application. She solicited comments from the Board and consultants on outstanding issues. James Natarelli stated that the proposed infiltration system for the expanded parking area is considered a hot spot by the Department of Environmental Conservation’s stormwater manual due to the maintenance and storage of vehicles. He has requested that the applicants’ engineer design a pre-treatment plan to mitigate runoff to the infiltration system. 2. John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval – Discussion Chairperson Krakauer solicited comments from the Board and permitted the property owner and the project architect to join the discussion. Benjamin Nielsen stated that the property includes an existing non-conforming garage. Sean McCarthy stated that the applicant proposes to remove the existing garage. The proposed application complies with the Zoning Code setback requirements. Mr. Nielsen asked if the tree in the backyard would need to be removed to construct the garage. 2 (9/11/25) �John Mancebo stated that they may have to remove the tree for construction purposes. Dipti Shah, the project architect, stated that she will have an arborist evaluate the tree. Mr. Nielsen stated that asked questions related to the proposed architectural design drawings, including elevations, window locations, door placements, and floor plans. He requested that the applicant provide a photograph study that compares the architectural styles and dimensions of the neighboring houses. Ms. Shah stated that the house is not visible from the street. The proposed additions are below the maximum permitted height. Chris Camia asked Mr. Mancebo to confirm that he does not intend to rent the garage space. Mr. Mancebo stated that he would not rent the garage space. Ken Anderson asked Ms. Shah if a third floor is proposed and stated that a fire suppression system is required. Ms. Shah stated that the third floor is proposed as finished attic space because the house does not have a basement for storage. There was a discussion on the number of windows and reasons for omitting them from certain locations. Ms. Shah stated that the French doors are missing from the front elevation drawings, and the fireplace is not shown on the plans. James Natarelli questioned the status of the civil engineering drawings. Ms. Shah stated that Hudson Engineering is scheduled to perform the deep hole testing and that Nick Shirriah will attend the Planning Board meeting with the property owner since she is unavailable. Ms. Shah stated that removing the tree would allow them to install a rooftop solar system. Joshua Subin suggested that the applicant review the Village Code, Chapter 385. Chairperson Krakauer requested that the applicant resubmit updates for the meeting. 3. Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Draft resolution The Board discussed the outstanding items and the conditions on the draft resolution. 3 (9/11/25) �4. Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion Chairperson Krakauer stated that the Board received a submission from the applicant. Sean McCarthy stated that the applicant was asked to remove the streetlight mounted at the first floor level at the sidewalk. Chris Camia asked Mr. McCarthy to confirm what the Planning Board is reviewing. Mr. McCarthy stated that the Planning Board is reviewing the proposed change of use and signage. Although the property owner was issued a Building Permit to replace the windows, the applicant is requesting to change the front windows and the entrance doors. The Board discussed the proposed signage design. Chris Camia suggested that the Board discourage the use of awnings with signage to avoid maintenance issues. The Board discussed the use of awnings versus mounted signage. The Board discussed their concerns and suggestions for the interior layout of the salon and café. The Board discussed the proposed changes to the front windows. 5. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use Building, Amended Site Plan & Architectural Review Approval - Discussion Chris Camia requested that the Board pause the Work Session for advice of counsel at 6:55 PM. The Board resumed the Work Session at 7:14 PM. Chairperson Krakauer stated that the Board is awaiting verification of the as-built survey. James Natarelli stated that he has requested updated topography information related to the proposed wall, how it ties in the grades on both sides of the property, updated drainage plans, and impervious surface and stormwater design calculations. 6. One Kingsland Owner, LLC, 200-210 Palisades Blvd., Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 7. One Kingsland Owner, LLC, 321-327 Hollows Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 8. One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan &Architectural Review Approval- Discussion 4 (9/11/25) �9. One Kingsland Owner, LLC, 212-216 Palisades Blvd, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 10. One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 11. One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 12. One Kingsland Owner, LLC, 322-328 Palisades Blvd, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Chairperson Krakauer stated that the Board received revised submissions and solicited comments from the Board. She asked Sean McCarthy if further information on the directional signage had been submitted. Sean McCarthy stated that no additional details were submitted for directional signage. The Board discussed the reasons for similar street number addresses within the Edge-on-Hudson development. Benjamin Nielsen stated that he is not opposed to granting the reduced front yard setback for the two buildings along Tappan Zee Park. Benjamin Nielsen stated that the restrictions for the fourth-floor loft coverage on high-visibility end units were negotiated as part of the Special Permit to reduce impacts on public views. He objects to the request for a 72% coverage. The Board discussed the intent behind stepping back the fourth-floor loft space and why a 50% coverage limitation was adopted for high-visibility end units. Joshua Subin stated that the applicant had a specific reason for the request and suggested that the Board ask the applicant to explain further. The Board discussed changes made to the end unit side elevations for Building H at 212-216 Palisades Boulevard and Building G at 301-313 Hollows Pass. The Board discussed the additional door locations shown on the plans for Building E, located at 200-210 Palisades Boulevard, and Building F, located at 201-209 Hollows Pass. The Board discussed alternative options for the bollards located in front of the gas meters for Building H at 212-216 Palisades Boulevard and Building I at 315-319 Hollows Pass. Benjamin Nielsen asked if the applicant had made improvements to the pedestrian flow between the interior buildings H and I. Ken Anderson stated that a crosswalk was added between Buildings E & F and Building H. 5 (9/11/25) �Chairperson Krakauer stated that the applicant should summarize the changes at the public hearing and address concerns related to the fourth-floor coverage, bollards, and proposed setbacks. 13. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval - Discussion Chairperson Krakauer stated that the applicant has not submitted updated information. 14. KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review Approval- Discussion Chairperson Krakauer asked Sean McCarthy if the applicant had provided the information that the Zoning Board had requested. Mr. McCarthy stated that the applicant submitted additional documents, which were forwarded to the Zoning Board. Jay Schulz stated that the applicant told the Zoning Board of Appeals that the application requires variances due to requests from the Planning Board. Mr. Schulz stated that the Planning Board requested to see a conforming building. Chairperson Krakauer stated that the Planning Board had called out the meeting minutes, which stated that the Board had requested a compliant building. Sean McCarthy stated that during the discussion of the building's placement and massing, the Planning Board’s priority was for the applicant to maintain the street setback, even though it would create the need for a variance. The Board discussed what is within their purview to decide on the design and massing of the proposed building, as well as their objections to the site plan. Joshua Subin stated that the way the Zoning Board of Appeals writes its opinion could undermine some of those things. There was a discussion regarding the proposed retaining wall along the property line. Chairperson Krakauer stated that the Board would proceed based on the decision of the Zoning Board of Appeals. 15. Joseph and Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval-Discussion Chairperson Krakauer stated that the Board received a tree report from the landscape architect. 6 (9/11/25) �Benjamin Nielsen stated that he is not convinced that the proposed pool and expanded patio will not affect the health of the trees due to the distance of the pool from the sidewalk and the terrace from the property line. Chairperson Krakauer polled the Board members for outstanding concerns and how to proceed if the Zoning Board of Appeals approves the application. Mr. Nielsen requested that the arborist evaluate the areas in the backyard and the effects the proposed construction would have on the existing trees. He suggested that the applicant provide more than landscaping to screen the pool from visibility and noise. Chris Camia stated that the Zoning Board of Appeals would decide on the location of the pool. The applicant has done everything possible to mitigate the aesthetics. Jay Schulz stated that this application is unique in that the pool will not be visible to the public. He understands that putting the pool in the rear yard would be viewed by the neighboring property owners. Ken Anderson stated that the applicant agreed to add shrubbery on top of the walls and install fencing behind the wall in the front yard, but this is not represented on the plan. Mr. Anderson stated that he is okay with the pool location if other items are addressed. The Board discussed the condition of the stonewall and what is required for engineering review if the ZBA approves the application. 16. Sleepy Hollow Holdings, LLC, 196 Cortlandt Street, Proposed change of use Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer asked Sean McCarthy if there had been developments with the property owner. Sean McCarthy stated that he expects to receive a request to withdraw the application. He is not aware of a formal tenancy agreement, but they are pushing to keep it as a commercial use. 17. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer asked Sean McCarthy if there had been developments with the property owner. Sean McCarthy stated that the application would remain on the agenda for September 18, 2025. Ken Anderson stated that 144 Cortlandt Street is closer to other buildings with first-floor residential uses. Chris Camia asked if the Board could request a reconfiguration of the façade if they were to approve the residential use. 7 (9/11/25) �Mr. McCarthy stated that the owner is proposing to reconfigure the building's storefront façade as part of the architectural review approval. Chairperson Krakauer asked Mr. McCarthy what is required for building façade changes. Mr. McCarthy stated that significant changes are required to convert the storefront to residential space, including the reconfiguration of doors and windows. The Board discussed the variety of uses of the neighboring properties. Chairperson Krakauer polled the Board members for their thoughts on approving the change of use. Chris Camia stated that he is not in favor of the proposed change of use. Mr. Anderson stated that he would prefer to keep the retail use. Approving the change of use would create a parking issue. Jay Schulz stated that the space would be better for commercial use. Providing more walkable commercial options would eliminate the need for more parking spaces. Mr. Camia stated that issues with finding a commercial tenant are not a valid reason for approving the change of use. The owner can make investments to make the property marketable for commercial uses, just as they would be required to attract residential tenants. Joshua Subin asked if the residential occupancy is a permitted use in this location. Mr. McCarthy stated that residential is a permitted use in the C-2 Zoning district. Mr. Anderson stated that the Comprehensive Plan calls out for commercial uses in the C-2 zoning district. Mr. McCarthy stated that a residential use is not prohibited. Joshua Subin offered advice of counsel. Chairperson Krakauer requested that the Board pause the Work Session for advice of counsel at 9:00 PM. The Board resumed the Work Session at 9:05 PM. Chairperson Krakauer stated that the Board will discuss the application at its meeting on September 18, 2025. 18. Francesco Alesci, FBS Contraction, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval- Discussion 8 (9/11/25) �Chairperson Krakauer stated that the application proposes a different project from the one that was approved. The applicant now proposes to retain the existing structure at the front of the property and build a second structure at the rear of the property. Jay Schulz asked for the difference in proposed units from the previous site plan approval. Benjamin Nielsen stated that there are four units in the existing building, and the applicant proposes six units in the new building. Sean McCarthy stated that the original application was approved to construct one new building with 14 apartments. The Board discussed the proposed application and their suggestions for opportunities to increase the use of the property lot and provide more green space. Chairperson Krakauer stated that they should let the applicant present their application at the meeting before making their recommendations. Board Discussions Staff Reviews Benjamin Nielsen stated that the Board is not leveraging input from the staff and consultants. The Board often rushes to comment on minor details that can be resolved later in the review process. He requested that Sean McCarthy, David Smith, and James Natarelli provide initial reviews of the applications, pointing out potential problems, detailing their compatibility with the Comprehensive Plan, and any code-related issues that the Board should consider. September 18, 2025 Agenda The Board discussed how to handle the public hearings for the One Kingsland Owner LLC. Chairperson Krakauer asked if the Board should cut items from the draft agenda. Sean McCarthy reviewed the draft agenda and stated that new applications should remain on for preliminary presentations. Chairperson Krakauer asked the Board to review the draft minutes from the July meetings. Chairperson Krakauer stated that she and Benjamin Nielsen are not available to attend the October meeting. The Board nominated Chris Camia to serve as Acting Chair for the October 16, 2025, Planning Board meeting. Chris Camia agreed to chair the October meeting. Chairperson Krakauer adjourned the work session at 9:30 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 9 (9/11/25) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2025 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2025-09-11 Approved Planning Board Work Session Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 Date A point or period of time associated with an event in the lifecycle of the resource 2025 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text