https://sleepyhollow.localarchives.org/files/original/d83bb2372a1d8320030c1a05fb5eee65.pdf 924e00f69838f88b5f52c84a1d4289c3 PDF Text Text Village of Sleepy Hollow Planning Board Minutes August 19, 2021 The regular meeting was called to order at 7:10 PM by Chairperson Marjorie Hsu. Present: Marjorie Hsu, Chairperson Erin Carney Matthew Brennan Lindsay Krakauer Also Present: Clinton Smith, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Anthony Catalano, Consulting Engineer Joseph Paiva, Zoning Inspector Pamela Kroll, Secretary to the Planning Board Absent: Kersten Harries Edward McCarthy Sean McCarthy, Village Architect Agenda: 1) Carlos and Hortencia Panjon, 19 Cedar Street, Proposed two-family residence, Site plan approval - Public hearing 2) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II, Block-H, Amended site plan approval- Public hearing 3) Franceso Alesci, 135 Beekman Avenue, Proposed multi-family building, Site plan approval - Presentation Chairperson Hsu listed the Planning Board members in attendance and stated there is a quorum. Chairperson Hsu read the agenda. 1. Carlos and Hortencia Panjon, 19 Cedar Street, Proposed two-family residence, Site Plan approval- Public hearing Motion was made to open the public hearing. Moved: Chairperson Hsu Seconded: Krakauer Vote 4-0 William Simeoforides is the architect representing the applicant and summarized the proposed application to construct a modular two-family residence. Mr. Simeoforides stated that as requested by the Planning Board they will remove the paved area behind the tree where the garbage bins were located. 1 (8/19/21) �Chairperson Hsu asked if the percolation tests was completed. Mr. Simeoforides stated that James Natarelli and their engineer completed the percolation test and Mr. Natarelli was satisfied with the results. James Natarelli confirmed that he witnessed the percolation test on site and everything went well. David Smith asked Mr. Simeoforides to confirm if vinyl siding is proposed for the exterior fa9ade treatment. Mr. Simeoforides stated that vinyl siding is proposed in a cedar shake style, similar to the modular home located on the corner of Valley and Depeyster Street. David Smith asked Joseph Paiva for the Village's position on vinyl siding. Joseph Paiva stated that vinyl siding for modular use is not common but the proposed siding style is an upgraded material and is a nice architectural choice. Chairperson Hsu asked Mr. Simeoforides if they considered Hardie Board siding material. Mr. Simeoforides stated that Hardie Board siding was not an option offered by the Westchester Modular company. Chairperson Hsu solicited comments from the public. Chairperson Hsu asked Pamela Kroll if written comments were received. Pamela Kroll stated that there were no written comments received. There were no comments from the public. Joseph Paiva requested that Mr. Simeoforides confirm the use of the existing garage. Mr. Simeoforides stated that there is an existing three bay garage that will be used by the owners only. Tenants will utilize the onsite parking area. Joseph Paiva asked if there are plans to renovate the existing garage. Mr. Simeoforides stated that there are no plans to renovate the garage. Erin Carney asked if Mr. Simeoforides if he has considered alternatives for the Boxwood hedges proposed for along the fence line. Mr. Simeoforides stated that that he chose the Boxwood hedges because they are maintenance free and would consider using the Nadia hedges if more color is preferred. All of the proposed plantings are on the approved list for Westchester County 2 (8/19/21) �Chairperson Hsu requested that David Smith read the draft resolution. David Smith read the resolve clauses of the draft resolution. Motion was made to close the public hearing. Moved: Chairperson Hsu Seconded: Carney Motion was made to adopt the resolution. Moved: Chairperson Hsu Vote 4-0 Seconded: Carney Chairperson Hsu - yes Erin Carney - yes Matthew Brennan - yes Lindsay Krakauer - yes Vote 4-0 APPROVED 2. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II, Block-H, Amended site plan approval - Public hearing Motion was made to open the public hearing. Moved: Chairperson Hsu Seconded: Brennan Vote 4-0 Mark Weingarten is a partner in the law firm of Delbello Weingarten and Wiederkehr, LLP representing the applicant. Mr. Weingarten stated that the application proposes minor changes to the originally approved site plan granted on December 20, 2018 including an increase in the unit count from 97 to 104, reorganization of some of the parking, a de minimis increase in retail space square footage, and a number of architectural improvements. The proposed application remains consistent with the Riverfront Development Concept Plan as well as remaining within the envelope of the original approvals. Mr. Weingarten stated that during the work session there were comments concerning the ratio of rental verses for sale. As requested by the Village, they would like to have as much ownership units as possible for tax generating purposes. The reason why the development is primarily rental units at this time is because they have started inland at the railroad tracks and are moving towards the water. The more expensive for-sale condominium properties will be located closer to the water with river views. Mr. Weingarten provided a history of the Edge-on-Hudson Riverfront Development approvals and construction progress to date. Mr. Weingarten stated that there were comments referenced during the work session that were made by Sean McCarthy that were not heard before this evening. Some of the changes have been incorporated in the presentation but other comments may not have been addressed because they have not received a memo from Sean McCarthy. They will make the appropriate changes upon receipt of a memo. Rick Cook is the founder of Cookfox Architects representing the applicant. Mr. Cook presented the previously approved master plan and stated that Block-H is bounded by Lighthouse Landing, Westward Drive, and Horsemen Blvd and it is the first important building in the waterfront community. Mr. Cook stated that the application proposes to construct a total of 104 units and a total floor area of 306, 227 gross square feet. Mr. Cook stated that there are four areas proposed 3 (8/19/21) �for improvements. The proposed improvement to the Southwest Plaza retail area includes creating a shaded arcade area and an open air dining area with variability for movable seating. The proposed improvement to the Northeast Plaza corner is to create outdoor living space in lieu of a living room and to create the vertical tower element. It is proposed to add (3) additional townhome units on Westward Drive to cut the walking distance between retail activities. A low fence and landscaping wall is proposed in front of the units to create a privacy buffer from the public space. The proposed changes to units on Lighthouse Landing include adding texture and scale with small bays and an outdoor space on the second floor as well as on the first floor. As requested by the Board, Mr. Cook provided a rendering to show Block-H in context with the future DeCicco's market and Block-F. Mr. Cook presented an illustration and sample boards to detail the proposed exterior materials for the building. Peter Chavkin is the Managing Partner of Biddle Real Estate Ventures and stated that as part of the application (68) of the required parking spaces for the building will be housed in garages elsewhere on the site. Mr. Chavkin stated that (50) of the (68) spaces will be in the Block-F garage, that is immediately across Lighthouse Landing, and the remaining (18) spaces will be in forthcoming garage of Block-K which is just across Horseman Blvd. from Block-A. Chairperson Hsu stated that there are no electric vehicle charging bays indicated on the plan and asked if the owner will implement their own charging solutions since there will be occupants who will have electric vehicles. Peter Chavkin stated that since the parking spaces will be designated for individual unit owners, they expect many of the spaces will have electric vehicle abilities but they have not decided whether this will be something that they will provide for them or they will do later. They do expect that electric vehicles charging bays will be in the building. Rick Cook explained the desire for home offices on the plan. Every example of the home office space on the proposed plans are above grade, have no window, no closet, and no direct connection to a bathroom. The spaces are intended based on a demand, post pandemic, for a quiet place for people to work at home. They would like to be able to provide a door. They are happy to work through the questions regarding habitable and non-habitable uses with Sean McCarthy. The most important thing that they understood from the Planning Board is that the home office spaces would not be deemed as a bedroom for the purposes of the parking count. Any details related to the Sleepy Hollow or New York State Code point of view, they would be happy to work out with Sean McCarthy. Chairperson Hsu stated that the designation terminology of an enclosed home office space needs to be worked out based on the current codes. Rick Cook stated that jurisdiction of the Planning Board allows for them to have the required parking count not calculate the home offices as bedrooms. Rick Cook presented an illustration and described the proposed parking garage entry/ vestibule view from the new proposed townhome on Westward Drive. 4 (8/19/21) �Chairperson Hsu and David Smith expressed their satisfaction with the details provided for the garage entry/vestibule area for the units on Westward Drive. Anthony Catalano is the consulting engineer from Woodard & Curran. Mr. Catalano stated that as discussed with the Planning Board, it is appropriate to include the requirement for the Construction Logistics Plan and the Utilities Plan as a condition of the future resolution. All other outstanding engineering items have essentially been addressed to their satisfaction. Chairperson Hsu stated that some of the items that Sean McCarthy relayed in text, that are not all inclusive or comprehensive, were questions related to the setbacks, the garage layout, basement use, restaurant storage, roof-top amenities, and the designation of the proposed home office. Rick Cook stated that this is the first time they are hearing some of the related questions and asked if these issues need to be resolved before the resolution. Chairperson Hsu stated that the main issue is the Building Code relative to the home office so that the Board can reflect it properly in the resolution and address it as a unique building floor space plan specific to this one Block-H property so that they are not setting a precedent. Joseph Paiva stated that the concern from the Building Department is that they are looking at the home office as it relates to the Zoning Code and the parking requirements. There are also questions related the parking garage layout, the amount of spaces shown, and how they work in reality verses on paper. Mr. Paiva stated that these areas are subject to further review and needs to be resolved in order to move to the next step. Peter Chavkin stated that they will set up a meeting with Sean McCarthy and have the concerns worked out before the next meeting. Chairperson Hsu solicited comments from the public. John Lambros stated that he lives at 131 River Street, which is the North building of Ichabod's Landing and that he has been there for sixteen years. Mr. Lambros stated that he has reviewed the proposed plans for the parking structure and he is nervous about the traffic entering and exiting. He is nervous that the car headlights exiting the garage from the basement will shine into his unit at his bedroom and top floors. His unit is directly across from the Westward Drive garage entrance. Peter Chavkin stated that the traffic goes both ways on Westward Drive. There are two different entrances to the parking garage. The traffic coming onto Westward Drive will have the capability to make a left or a right however, the ramp goes up into the upper levels of the garage so cars that exit from that location will have the headlights coming down to the street. The second entrance ramp at Horseman Blvd. goes down to the lower levels so that cars parking on the lower levels will be going around and entering from that location. Mr. Lambros stated that he is still nervous about the light coming from headlights because the site is still higher than Ichabod's Landing. 5 (8/19/21) �Chairperson Hsu asked Peter Chavkin if the tall meadow grasses will provide a buffer. Peter Chavkin stated that there are a number of trees, bushes, and meadow grasses in the Village Green Park. Mr. Chavkin suggested that they could coordinate with the Building Department to plant some extra trees in front of the parking garage entrance to catch some of the light and combine with the utilities plan. There is also a large piece of Con Edison equipment with significant plantings around it which may also take the bulk of the headlights coming out of the garage. Mr. Lambros stated that the grasses only grow during the Summer time so most of the year they would see the lights. There are also many electrical equipment boxes and suggested that they put more evergreen greenery on the site in those areas. He suggested that they add more stepped dimensions to the tower element of the building so as you come down Beekman Avenue the views are not cut down. Carmine Chimbo stated that her father lives on 29 Barnhart Avenue and received a notice. She stated that she came to the meeting to find out information. There were no further comments from the public. Chairperson Hsu thanked the applicant team for being responsive to their comments and suggested that they adjourn the public hearing and reconvene at the September 16, 2021 meeting to give them the opportunity to meet with Sean McCarthy and resolve the open items. The applicant team requested that the Board reschedule the September meeting for the following Thursday, September 23, 2021 in observance of the holiday. Motion was made to adjourn the public hearing to the September Planning Board meeting. Moved: Chairperson Hsu Seconded: Krakauer Vote 4-0 3. Frank Alesci, 135 Beekman Avenue, Proposed multi-family residence, Site Plan approval- Presentation James Vassalotti is the architect representing the applicant and presented updated drawings to detail the changes they have made. Mr. Vassalotti stated that they updated the elevations and made continuous balconies across the front of the building and added a column in the middle. Their traffic consultant confirmed that the design allows for single movement into the parking spaces. They intend to provide a recreational space on the roof-top of the building. Mr. Alesci met with the sanitation department and it was agreed that they could wheel a two-yard dumpster from the rear of the building to within twenty-five feet of the property line on garbage collection days. The porter would then wheel the dumpster back to the rear of the building. They will provide a 20-foot curb cut and eliminate one parking spot to allow for the fire trucks to access the site. Mr. Alesci had a conversation with Sean McCarthy and stated that the Fire Department has approved the 20-foot wide driveway for emergency vehicle access. Chairperson Hsu stated that her understanding was that further conversation was needed with the Fire Department and Sean McCarthy. 6 (8/19/21) �Joseph Paiva stated that there has not been an official determination from the Fire Department. The Department of Public Works may also have some questions regarding the proposed garbage collection plan. Frank Alesci is the owner of 135 Beekman Avenue and stated that he has had conversations with the DPW but that he will set up an appointment with Sean McCarthy to discuss their final determinations. Chairperson Hsu suggested that an official determination also be received from the Department of Public Works for the proposed garbage collection methods. The applicant should coordinate with the Building Department to arrange meetings. Chairperson Hsu stated that there are concerns about the placement of the utilities; the Con Edison vault and telephone and cable infrastructure. James Vassalotti stated that they need an approved site plan before they can finalize the civil engineering drawings. Chairperson Hsu asked if the applicant has met with Con Edison or Verizon regarding the placement of the vault. Sal Alesci stated that as per his conversation with Hudson Engineering, Con Edison typically requires the vault to be underground on the property line and then they would go in through the cellar. Mr. Alesci requested the Boards comments or approval on the elevation drawings. Chairperson Hsu stated that although they have been making an effort to take the Boards feedback and coming back every month with drawings that reflect the changes, both the elevation is quite tall and the massing is large. As the Architectural Review Board, they want the applicant to come back with a beautiful architectural design but they are not here to design the building. James Vassalotti stated that they are within the limitations of the permitted zoning height of 45 feet and they have made every effort to design the gables, the porches, and the windows to blend in with the streetscape. There was a discussion regarding the proposed elevations and how the designs fit in with the surrounding properties. Sal Alesci is the son of the owner and suggested a design that is similar to house on Hudson Street. Suggestions were made by Joseph Paiva to improve the architectural design of the proposed building. No action was taken. Chairperson Hsu instructed Pamela Kroll to poll the Board members for the availability to move the meeting to September 23, 2021 in lieu of September 16, 2021. 7 (8/19/21) �Motion was made to adjourn to reschedule the regularly scheduled meeting to September 23, 2021 pending availability of a quorum. Motion was made to adjourn the meeting at 9:00 PM. Moved: Chairperson Hsu Seconded: Carney Vote 4-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 8 (8/19/21) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. 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