https://sleepyhollow.localarchives.org/files/original/8580351a39c24376e746e185c7dadc17.pdf 19c871999b96453ff1fd81594b92ab17 PDF Text Text Village of Sleepy Hollow Planning Board Minutes July 22, 2021 The regular meeting was called to order at 7:10 PM by Chairperson Marjorie Hsu. Present: Marjorie Hsu, Chairperson Kersten Harries Edward McCarthy Lindsay Krakauer Also Present: Clinton Smith, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Anthony Catalano, Consulting Engineer Sean McCarthy, Village Architect Pamela Kroll, Secretary to the Planning Board Absent: Erin Carney Matthew Brennan Agenda: 1) Landrock LLC, 231 Webber Avenue, Final subdivision plat - Approval extension 2) Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, Site plan approval - Presentation 3) Carlos and Hortencia Panjon, 19 Cedar Street, Proposed two-family residence, Site plan approval - Presentation 4) 14 Clinton Street LLC, 14 Clinton Street, Proposed two-family residence- Presentation 5) LL Parcel I, LLC, Edge-on-Hudson Riverfront Development, Phase I, Block-I, Amended site plan approval - Withdrawn 6) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P Townhomes Phase II, Preliminary subdivision plat and site plan approvalPreliminary presentation 7) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II, Block-H, Amended site plan approval- Presentation 8) Sleepy Hollow Local Development Corp., Sleepy Hollow Commons, 60 Continental Street, Phase II, Roads and infrastructure, Site plan approval- Preliminary presentation 9) Approval of minutes - May 20, 2021, June 17, 2021 Chairperson Hsu listed the Planning Board members in attendance and stated there is a quorum. Chairperson Hsu read the agenda. 1 (7/22/21) �1. Landrock, LLC, 231 Webber Avenue, Final subdivision plat - Approval extension Alec Gladd is an attorney with Cuddy + Feder LLP representing the applicant and stated that a letter requesting a one year extension of the final subdivision plat was submitted on June 16, 2021, prior to the expiration date. Mr. Gladd stated that the applicant has chosen to complete the site work before the signing of the final subdivision plat. Mr. Gladd provided a summary of the work completed to date and the outstanding items. Chairperson Hsu requested that David Smith read the draft resolution. David Smith read the resolve clauses of the draft resolution. Motion was made to adopt the draft resolution. Moved: Harries Seconded: Krakauer Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Lindsay Krakauer - yes Vote 4-0 APPROVED 2. Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, Site plan approval - Presentation James Vassalotti is the architect representing the applicant. Mr. Vassalotti summarized the proposed changes to the site plan as they relate to the building size and length, lot coverage, front yard setbacks, architectural designs, required parking spaces, electric vehicle charging stations, and the open green space for the residents. Mr. Vassalotti stated that an enclosed dumpster will be provided at the end of the driveway and that trash will be brought to the curb on the scheduled collection days. The transformer will be located in an underground vault at the front yard, near the property line. A bicycle storage room will be provided in the cellar and a storage rack will be also be provided at grade level. Mr. Vassalotti stated that they will address the comments received regarding the landscape plan. Chairperson Hsu asked Mr. Vassalotti if he met with the Fire Department to discuss emergency vehicle access as it relates to the truck turning at the curb cut with the parking spaces in front of the building. Mr. Vassalotti stated he will discuss the emergency vehicle access with the Fire Department. Ed McCarthy expressed his concerns of having garbage from twelve families on the curb of Beekman Avenue twice a week. Mr. Vassalotti stated that there will coordination with the building porter as to what times the trash will be brought out the curb so that it is not there a long period of time before the collection. Trash will be compacted and stored in the cellar before it is brought out to the dumpster. 2 (7/22/21) �Sean McCarthy stated that the Village will provide trash collection but that they will need to consult with the Department of Public Works to resolve how they will provide site access to the dumpster because they will not back up into the driveway to get to the dumpster. James Natarelli requested that Mr. Vassalotti provide the location of the transformer vault and the clearances required by ConEdison along with locations for cable and phone utilities so that any impacts to the site plan or landscaping plan can be determined. There was a discussion about the proposed front fa9ade design as it relates to the architectural character of the neighboring properties on Beekman Avenue. Sean McCarthy asked Mr. Vassalotti if they are planning on excavating the site down. Mr. Vassalotti stated that there are special retaining walls and that the building will be up a little from the sidewalk. Kersten Harries asked Mr. Vassalotti what materials are proposed on the exterior fa9ade. Mr. Vassalotti stated that they are proposing Hardie Board siding and Azek trim, and stone materials on the first level sills. Chairperson Hsu suggested making improvements to the front entrances. Christopher Barbagli is an associate of Vassalotti Associates Architects, LLP and asked if the Planning Board is satisfied with the reduction of the building size. Chairperson Hsu stated that the reduction in the building size allows them to provide the green space in the back. Kersten Harries asked if they are still planning on having a roof-top open space and how they plan on heating and cooling the buildings. Mr. Vassalotti stated that they are still discussing the possibility of a smaller roof top space for the residents and that they plan on using electric Mitsubishi split units for heating and cooling. James Vassalotti stated that they will consult with the utility companies and work on the suggested changes for the next meeting. No action was taken. 3. Carlos and Hortencia Panjon, 19 Cedar Street, Proposed two-family residence, Site Plan approval - Presentation William Simeoforides is the architect representing the applicant and stated that the existing three car garage will remain a residential use for the property owner. As requested by the Board, they 3 (7/22/21) �plan to keep the existing tree and add some additional landscaping around it. They will perform test pits in the area around the tree to confirm its' condition. The revised plans propose to raise the first floor so that the basement apartment is just over three feet below grade. This change will eliminate one step going down to the basement. A second staircase was added to access the main level and the entrance to both units was moved slightly to the North. Mr. Simeoforides described the proposed planting plan and the proposed walkways. Kersten Harries asked if the changes to the basement apartment allow for bigger windows. William Simeoforides stated that the living room windows of the basement apartment will now be bigger. Chairperson Hsu asked Mr. Simeoforides when the stormwater design will be completed. James Natarelli asked Mr. Simeoforides if the test pits were also going to be completed by the next meeting. Mr. Simeoforides stated that the stormwater design and the test pits should be ready for the next meeting. Suggestions were made by the Board members to avoid using asphalt pavement in the area around the tree in effort to preserve it, and possibly move the dumpster location. David Smith requested that Mr. Simeoforides review the list of native plantings with his planting plan. Motion was made to schedule a public hearing for August 19, 2021 or September 9, 2021 pending the availability of a quorum. Moved: Chairperson Hsu Seconded: Harries Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Lindsay Krakauer - yes Vote 4-0 APPROVED 4. 14 Clinton Street LLC, 14 Clinton Street- Proposed two-family residence- Presentation Yahaira Volquez Columbo is the architect representing the applicant. Ms. Columbo stated that the revised site plans propose to align the new two-family house with the existing houses on the left and right. The first story has been raised to eliminate the basement and a raised entry porch has been added. The three-story building now proposes to have a single unit on the first floor and a duplex on the second and third floors. The proposed exterior will consist of Hardie Plank siding and Azek trim. The proposed windows will be double hung. Two rear exterior decks are proposed for access from the second and third stories with stairs to access the rear yard. Pine trees are proposed along the fence line to provide screening from the neighboring repair shop. 4 (7/22/21) �Chairperson Hsu asked Ms. Columbo if there are no windows proposed on the right side of the house. Ms. Columbo stated that they are not proposing windows on the right side of the house because they would face the driveway of the repair shop and that they have designed the units so that the stairs would be on the right side where windows are not necessary. Chairperson Hsu requested that they provide a streetscape rendering that illustrates the massing of the proposed building with more of the existing structures on Clinton Street. Ms. Columbo stated that she will provide a rendering that shows the massing comparison of other buildings in the surrounding area. Kersten Harries asked where they plan to put mechanical equipment and laundry facilities since they are eliminating the basement. Ms. Columbo stated they are proposing all the utilities to be electric. It is planned to have split air conditioning units with the condensers located on the right side of the house and electric water heaters located in the closets of each unit. Dena Alto is an owner and the contractor and stated that each unit will have their own stackable washer and dryer located in the kitchen or the bathroom. Ed McCarthy questioned why they propose all electric for a two-family house. Ms. Columbo stated that they have concerns about the time frame for getting new gas service. Chairperson Hsu asked when they will have the stormwater and infrastructure plan ready. Ms. Alto stated that they are working with DrPilla Engineers. Kersten Harries suggested moving the master bedrooms to the back of the house. Chairperson Hsu stated that it appears that there isn't access to the rear decks. Ms. Columbo stated that they will consider moving the bedrooms to the back. They are proposing sliding doors to access the rear decks to save space. Sean McCarthy asked for clarification on how they plan to construct the foundation if they are proposing to eliminate the basement and if there will be piers or a crawl space. Ms. Columbo stated that there will be a crawl space with ventilation and that since they are raising the first story and not using the basement as garage or recreation space it would not be feasible to use space from the first story unit for stair access. 5 (7/22/21) �Sean McCarthy stated that a full sprinkler system is required for any new structure in the Village of Sleepy Hollow. Ms. Columbo and Ms. Alto stated that if a sprinkler system is required then they will redesign the foundation with a basement level. They will work on the providing the revised street scape renderings, the stormwater management plan, and a landscape plan for the next meeting. No action was taken. 5. LL Parcel, I, LLC, Edge-on-Hudson Riverfront Development, Phase I, Block-I Amended site plan approval- Presentation A letter was received from the applicant on July 14, 2021 to withdraw the application submitted on June 3, 2021. 6. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P Townhomes Phase II, Preliminary subdivision plat and site plan approvalPreliminary presentation Andrew Tung is an associate of Divney Tung Schwalbe LLP representing the applicant and stated that they are seeking site plan approval for the balance of Block O/P consisting of eightynine townhomes. Mr. Tung stated that they have received the planning and engineering review memos and will be responding to them over the next few weeks. Mr. Tung stated that the proposed unit widths will range from 20 foot-wide to 28 foot-wide. There will be a mix of three and four-story, 28 foot-wide units located on Hollows Pass along the waterfront open space. The construction of Sleepers Haven as a Village street will include on-street parking and street trees, The center alignment of Sleepers Haven will meet the center lines of both Palisades Boulevard and Hollows Pass at 90 degrees. The application proposes to eliminate the full driveways from approximately half of the O/P townhomes to reduce the amount of impervious surface within the block while still meeting fire emergency vehicle access requirements. The proposed change allows for units to be pulled back along the perimeter and give owners the option of a front porch. Units without driveways will have garage aprons between five and eight feet deep. Mr. Tung stated that the nineteen townhomes fronting on Legend Drive are proposed at 48 foot-high and would require a variance approval from the Zoning Board of Appeals to increase the permitted building height from 42 feet to a maximum of 48 feet within the 300 foot zone of the railroad tracks. Peter Chavkin is the Managing Partner of Biddle Real Estate Ventures and stated that they will work on the concerns related to the proposed driveway aprons and fire truck access as discussed with Sean McCarthy. Chairperson Hsu asked if they have considered an alternative height of the units on Legend Drive since the units on Hollows Pass already have a variety in heights. Peter Chavkin stated that the adjacent building units in Block-O/P and Block-J are four stories high and that three-story buildings would look odd. Mr. Chavkin stated that the Zoning Board of 6 (7/22/21) �Appeals was informed that they would be seeking future variances for the units along Legend Drive. Kersten Harries asked how the proposed units along Legend Drive compare in height with the Block-I buildings. Andrew Tung stated the Block-I buildings are within one or two feet of 48 feet in height. Ed McCarthy stated that he doesn't agree with the elimination of the driveways. Since there is no attic or basement space in the units, owners are using at least one of the two garage spaces as storage. If you eliminate the driveway spot in the front of the garage, owners will be parking on the road and there will be less parking for visitors. Peter Chavkin stated that the units proposed without driveways will be priced differently than the units with driveways. The units proposed with aprons only will have on street parking in front of their units. Jonathan Stein stated that their goal of this presentation is not to press a particular design but to gather the comments and concerns in order to further work through the process. Chairperson Hsu stated that a portion of the interior units will be looking at the rear of the neighboring building and driveways, and suggested to reconfigure the design to add some more greenspace in between those units. Kersten Harries suggested that they research how the current Block-J owners are using the common green spaces to use the feedback for the future design of O/P. Kersten Harries asked Mr. Tung how the alley ways work for means of egress. Andrew Tung stated that there will be (2) two-way alleyway entrances and exits at both sides and one emergency side access to the block. Kersten Harries asked if the proposed floor plans are similar to the first phase Block O/P. Peter Chavkin stated that the proposed units will be a dimensionally deeper to the first phase of Block O/P, however they have not selected the home builder to finalize the proposed floor plan designs. Kersten Harries requested a time line for when they will have the proposed elevations and floor plans ready for the Board to review. Peter Chavkin stated their hope is to have the full design plans ready for the regularly scheduled meeting in September. No action was taken. 7. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II, Block-H, Amended site plan approval - Presentation 7 (7/22/21) �Rick Cook is the founder of Cookfox Architects representing the applicant. Mr. Cook presented an illustration and described the proposed number of dwelling units and available square footage of retail space. Mr. Cook presented revised concept images for the South West Plaza and stated that they propose to add fixed shaded canopy elements to provide shade options for the open areas and to scale down the massing of the two-story structure height. Chairperson Hsu stated that the proposed revision is attractive and functional. Kersten Harries requested that the applicant send copies of the revised presentation to the Board. Mr. Cook presented revised concept images for the Northeast Plaza tower element and stated that they propose to frame the outdoor space openings with vertical metal elements and add shading elements to the southern side that will add verticality to the tower element of the building while offering shading options for the space. Mr. Cook presented revised concept images for the proposed units on Westward Drive and stated that they proposed to move the entries to the center and add a garden fence separating the unit from the public sidewalk, providing privacy. Mr. Cook presented the concept image for the units on Lighthouse Landing and stated that the blank side of the bay window bump out will face the neighbors unit and the glass will face the owners unit. Mr. Cook stated that the proposed Westward Drive units will have a designated parking space with a vestibule/door area that will give the owner direct access to the parking garage. It will not be a required or primary means of egress. David Smith requested that the Mr. Cook provide more details on how this vestibule entrance will look. There was a discussion on ideas for the designated parking space/vestibule area. It was agreed that a more detailed design and elevation drawing would be addressed and submitted for the next meeting. Mr. Cook stated that they will submit a more detailed plan for the courtyard landscaping for the next meeting in lieu of the courtyard landscape precedents images. Mr. Cook stated that the proposed floor plans for the 1+ bedroom, 2+ bedroom, and 3+ bedroom units show a home office that has no on-suite bathroom, no closet, and almost always no window. Mr. Cook requested the help of the Planning Board and stated that they do not want to count the home office as a bedroom in the required parking space calculations. They would be happy to agree to conditions that restrict that the use of the space not as sleeping quarters. Peter Chavkin stated that 50 of the 68 garage parking spaces will be satisfied in Block-F and the remaining 18 parking spaces will go into the Block-K building garage. Mr. Cook presented an illustration and explained the proposed exterior materials for the building and distributed sample boards for the Board and consultants to view. Kersten Harries requested that the applicant provide a rendering of the building as it relates to the massing of the surrounding buildings. 8 (7/22/21) �Mr. Cook stated that he will provide a rendering for the next meeting. Mark Weingarten is a partner in the law firm of Delbello Weingarten and Wiederkehr, LLP and requested that the Planning Board schedule a public hearing. David Smith requested that the applicant make a full presentation including the material samples for the public hearing. Motion was made to schedule a public hearing for August 19, 2021 or September 9, 2021 pending the availability of a quorum. Moved: Chairperson Hsu Seconded: Krakauer Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Lindsay Krakauer - yes Vote 4-0 APPROVED 8. Sleepy Hollow Local Development Corp., Sleepy Hollow Commons, 60 Continental Street, Phase II, Roads and infrastructure, Site plan approval- Preliminary presentation Dan Briar, P.E. is the Master Consultant for the applicant and stated that they have received the comments from the consultants and will be addressing their concerns with an additional submission. Mr. Briar summarized the plans for the proposed phases of East Parcel development. The application proposes the extension of Continental Street, new roadways that connect the East Parcel with the lower Village, stormwater improvements, closed drainage, and utilities serving the roadways and the future DPW building. Removal of the existing paving and rough grading of the site is proposed. Future phases will be submitted under subsequent applications. Mr. Briar presented illustrations of the site transformation and provided a summary of the work completed to date for the site filling process. Chairperson Hsu asked Dan Briar how they will know when the site filling work has plateaued. Dan Briar stated that the settlement measurements are completed on a regular basis. Shaun Suehr is a Project Manager with WSP USA Inc. representing the applicant and stated that the goal is to see 4 to 6 weeks with no settlement. Lindsay Krakauer asked Dan Briar if the new roadways will be equipped to handle deliveries for future materials to the site. Dan Briar stated that the proposed Roadway-A will be a public roadway. The extensions at Continental and Clinton Street will have a more substantial roadbed thickness for heavier truck traffic but there will also be internal roadways to the DPW site. 9 (7/22/21) �Shaun Suerhr presented that Phase II Overall Plan and summarized the proposed work for the construction of the roadways and stated that they are reducing the amount of overall impervious surfaces. Chairperson Hsu asked Mr. Suerhr how the Clinton Street extension near Beekman Avenue will impact the abutting properties. Dan Briar stated that there are six properties on Barnhart Avenue that will be impacted. Anthony Catalano is the consulting engineer from Woodard & Curran and asked is sidewalks will be installed as part of Phase II. Dan Briar stated that there will be walkways adjacent to the Continental and Clinton Street Extension and Road-A leading to Beekman Avenue. The roadways on this application will have at least one sidewalk. Clinton Smith said that the site plan application can be pursued because there is nothing that stops the Village from proceeding in imminent domain to acquire a property but they would have to get some commitment from the Village and present it to the Planning Board. Shaun Suehr stated that the roadways will be 26-foot wide curb to curb with on-street parking and sidewalks on one or two sides. Utilities will include a close drainage system, extension of the water main that was constructed for the Phase 1A project. Mr. Suehr described the details of the retaining walls proposed at the Clinton Street Extension and the Continental Street/Roadway-A. Veneer will be added where walls are public facing, and they are working with a landscape architect to design. Chairperson Hsu asked if approvals are required from Metro-North railroad for this phase of the project. Dan Briar stated that Metro-North will be made aware of the proposed work within a certain distance from the tracks but their approval won't be necessary. The viaduct work will be handled in a separate application which will require approval from Metro-North since it extends over the tracks. Chairperson Hsu asked when they anticipate submitting the application for the viaduct work. Dan Briar stated that they are coordinating the goals and the available financial resources. Chairperson Hsu asked Mr. Briar when they will be ready for a public hearing. Dan Briar stated that they hope to have the approvals from the Westchester County Department of Health and the Department of Environmental Conservation in time for the September meeting. No action was taken. 9. Approval of minutes- April 22, 2021, May 20, 2021 10 (7/22/21) �Motion was made to approve the May 20, 2021 minutes. Moved: Chairperson Hsu Seconded: Harries Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Lindsay Krakauer - yes Vote 4-0 APPROVED Motion was made to approve the June 17, 2021 minutes. Moved: Chairperson Hsu Seconded: Harries Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Lindsay Krakauer - yes Vote 4-0 APPROVED Motion was made to adjourn the meeting at the 9:40 P.M. Moved: Chairperson Hsu Seconded: Harries Vote 4-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 11 (7/22/21) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Planning Board Minutes & Resolutions-2021 Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_PLAN_2021-07-22_Approved Subject The topic of the resource Planning Board Minutes & Resolutions-2021 Date A point or period of time associated with an event in the lifecycle of the resource 2021 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text