https://sleepyhollow.localarchives.org/files/original/56f2c74b6e9fd335794ba86d38c6e1fd.pdf 8e51af1e1c97700043819227ca45bfca PDF Text Text VILLAGE OF SLEEPY HOLLOW APPROVED - PLANNING BOARD MEETING April 19, 2012 The meeting was called to order at 8:07 pm by Glenn Rosenbloom, Chairman. The Chair noted that a quorum was present. Present: Ed Hugh Isabel Nicholas Cicchetti McCarthy Glenn Rosenbloom, Chairman Jones Mendez Absent: John Also Present: Whysner Shailesh Naik (Charles Manganaro/Village Engineer) Owen Wells (Saccardi & Schiff/ Village Planners) Sean McCarthy (Building Inspector/ Village of Sleepy Hollow) Janet Gandolfo (Village Attorney) Anthony DelVecchio (Recording Secretary) Announcements – None. Proposed Agenda: 1) Philipse Manor Beach Club Western end of Palmer Ave Proposed bathroom facilities 2) Robin’s Nest 3 Phelps Lane Proposed addition 3) Open Door 300 North Broadway Public hearing 4) Salvation Army 90 Valley Street Proposed Community Center 5) Rivers Edge 11 River Road Residential Development 4) Approval of minutes for January and February 2012 5) Other 1) Philipse Manor Beach Club Western end of Palmer Ave Proposed bathroom facilities - Tom Anders is the President of the Philipse Manor Beach Club. He is presenting this application along with Commodore Timothy Judge and architect Frank Tancreddi. Tom Anders gave an overview of the proposed application. The Chair opened the public hearing. Since there were no public comments, the Chair asked if the Board members had any questions. �Hugh Jones asked about the proposed cost of $90,000. He stated that there were prior proposals that were significantly less and had alternative proposals. Tom Anders responded that the alternative proposal was a trailer set-up. This is a permanent facility. Hugh Jones stated that the project is being presented without being presented to the full membership of the Beach Club. Tom Anders responded that this has been discussed for many years and the information regarding the proposed work is available. He stated that the annual membership meeting is being held in about a week or so. Nicholas Cicchetti made a motion to close the public hearing. Hugh Jones seconded. It was unanimous (5-0). Nicholas Cicchetti made a motion to approve the application as submitted. Hugh Jones seconded. It was unanimous (5-0). 2) Robin’s Nest 3 Phelps Lane Proposed addition - Andy Tung is representing this application along with Phelps Director of Facilities, Vincent Forgione. Andy Tung discussed the overall Master Plan at Phelps Hospital. He spoke about the parking garage, relocation of the Emergency Room and site improvements. He stated that the original plan called for an expansion of the Robin’s Nest facility. He stated that the new proposal is a smaller version of the previous approval. He stated that the new wing will proposed 5 new rooms and is a 25% reduction. He stated that the area in front of the building will be re-striped and widened to accommodate baby carriages and the drop-off area has been enhanced. The Chair opened the public hearing. Since there were no public comments, the Chair asked if the Board members had any questions. Hugh Jones asked about the number of parking spaces. He stated that the overall parking improvements on the master plan are for the entire facility and not for Robin’s Nest. Andy Tung responded yes. He stated that parking for Robin’s Nest should not be used by other parts of the medical center. The Chair made a motion to close the public hearing. Nicholas Cicchetti seconded. It was unanimous (5-0). Planning Board Meeting, April 19, 2012 -APPROVED 2 �Janet Gandolfo stated that the applicant submitted some additional materials to the Board in the last few days. She stated that the consultants need a few more days to review the documents. She stated that the Board can have a draft Resolution ready for the next meeting. This was adjourned to the next meeting. 3) Open Door 1 New Broadway Public hearing - This is a continuation from previous meetings. Kyle McGovern is an attorney representing this application along with representatives from Open Door, traffic engineer Bernard Adler and architect Gary DeFrancesca. Kyle McGovern stated that the applicant requested some additional time so that they can respond to some Board comments on the previously completed traffic study. He stated that the employee parking policy will include having the employee’s park at Phelps and take a shuttle to the site. He stated that the policy has been amended to state that all employees must park at Phelps. He stated that the shuttle will run every 30 minutes. He stated that it will be a condition of their employment if they work at this facility. He stated that this policy is already in place at the Mt. Kisco facility and it works well. Traffic Engineer Bernard Adler spoke about the volume differences from the previous study and the most recent study. He stated that this was performed in response to the concern that the previous study was performed near Thanksgiving and was not accurate. He stated that the new study showed that the data did not change much. He stated that the parking availability was almost identical to the original study. Gary DeFrancesca spoke about other Open Door facilities in Westchester. He stated that in Mt. Kisco, they have a 4000sf facility and have been there since 2005. He stated that employees do not park on-site. He stated that there is another facility at Ossining. It is 27000sf and it also does not have on-site parking. He stated that there is another facility in Port Chester. It is 25000sf and there is no client parking at the site. He stated that the current Sleepy Hollow facility is 10,000sf and there is no parking at the site. Bernard Adler spoke about patient drop-off via taxi. He stated that there was a concern about getting dropped off on New Broadway and making a U-turn. He stated that since Open Door does not have an entrance on New Broadway, patients will not want to get dropped off on New Broadway. He stated that all cars will come onto the site at North Broadway and then make a right-hand turn back onto North Broadway. Planning Board Meeting, April 19, 2012 -APPROVED 3 �Kyle McGovern stated that the address of the property will be 300 North Broadway instead of 1 New Broadway so that people will understand that there is no access on New Broadway. Edna Robinson of 65 New Broadway stated that the community is concerned about traffic and parking. She stated that she went to Ossining to visit the site. She stated that it is very different from this location. Rosemarie McMannis of New Broadway stated that she has lived there since October 1972. She stated that parking is always very tight in the area. She stated that many homes do not have parking. She stated that people park on New Broadway from the Horseman Restaurant and other businesses. She stated that there is no room for parking in the area. She stated that patients cannot be stopped from parking on New Broadway. Donna Gates of 55 New Broadway stated that she is opposed to this application. She stated that there is a handicapped entrance on New Broadway. She stated that taxis will drop people off on New Broadway because they cannot make the turn back towards the inner Village. Jeremy Ziffchock of 15 Pine Street stated that the traffic studies do not mention alternative side parking. He stated that Jennifer Lobato-Church had requested that her letter be read aloud for the public. The Chair stated that the Board has a copy and this is not a public hearing so the request was denied. Jeremy Ziffchock summarized the letter. The letter stated that this is not the right location for Open Door. The Chair stated that this is not a public hearing. He also stated that the Board just received some additional information from the applicant and a decision will not be made tonight. Caroline Hargraves of 73 New Broadway stated that she is opposed to the application. She stated that Sleepy Hollow is not Port Chester or Ossining. She stated that the traffic study does not mention parking on Saturday. She stated that parking on Saturday is extremely difficult. She stated that Open Door purchased a building that is not zoned for medical uses. She stated that it is zoned that was for a reason. Concetta lives on New Broadway stated that she can’t park in front of her own house. John Chebettar of Pine Street asked where the clients in the Village come from. He stated that there is a lot of speeding in the area. He stated that the increased traffic in the area will be detrimental to the residents. He stated that on Mahoney Place, cars turn around. He also stated that 48 Beekman Ave can be developed for Open Door. He stated that across from the Salvation Army, the bank is vacant. Edna Robinson stated that if the variances are granted, when the building is sold, the variances Planning Board Meeting, April 19, 2012 -APPROVED 4 �remain. Donna Gates asked if the Board had received a letter from Baba Pennis. She read a portion of the letter aloud. The Chair turned the meeting back over to the applicant. Kyle McGovern stated that the applicant will be prepared to respond to all questions at the next meeting. Jeremy Ziffchock asked if there was a requirement for handicapped parking spaces and did they need to be near the handicapped entrance. Janet Gandolfo stated that all documentation submitted will be posted on the Village’s website. She stated that if the applicant is ready, a public hearing can be scheduled for the next meeting. Kyle McGovern stated that the applicant just received the traffic report and they would also like the chance to review the community letters that have been submitted. Hugh Jones questioned why Open Door purchased the property without understanding if this use would be approved. He stated that the “5-points” intersection is very busy. He stated that a traffic officer will not be able to control traffic in the intersection. He stated that there should be a more compatible location in the Village. Hugh Jones asked if the Board has authority to approve/deny a project is there is inadequate parking in the area. Nicholas Cicchetti stated that most patients will cross the intersection to get to the site. Kyle McGovern stated that a crossing guard will be hired if the application is approved. Hugh Jones made a motion to adjourn this application to the next meeting. Ed McCarthy seconded. It was unanimous (5-0). This was adjourned for the next meeting. 4) Salvation Army 90 Valley Street Proposed Community Center - Michael Stein is the project engineer and is representing this application on behalf of the owners. Michael Stein stated that the applicant is in contract to purchase the former Frank Chevrolet site. He stated that most of the property is located in Tarrytown. He stated that the site will be razed and a new structure will be constructed. He stated that the existing building will then be razed Planning Board Meeting, April 19, 2012 -APPROVED 5 �and made into a parking lot. He stated that the new building will be constructed entirely in Sleepy Hollow and the amount of impervious surface will decrease by 10,700sf. He stated that the parking required is 38 spaces and 41 spaces are proposed. He stated that 10 spaces would not be used because of land banking so the total parking spaces will be 31 spaces. Michael Stein stated that since the structure will be entirely in Sleepy Hollow, the Planning Board for Sleepy Hollow should declare itself as the Lead Agency. The Chair asked if the Board had any questions. Hugh Jones asked if there would be a gate to restrict access to the site off hours. Michael Stein responded that nobody would be able to trespass after hours. Hugh Jones asked about site lighting. Michael Stein responded that site lighting would be added. Hugh Jones asked that 24 parking spaces would not be available for a nearby church. Michael Stein responded that the 2 churches were looking to share services. Hugh Jones responded that the other church needs to find alternative parking to mitigate the parking need. Michael Stein sated that there is additional on-street parking that will be gained. He did ont know the exact number of parking spaces. Hugh Jones asked if the Salvation Army is tax-exempt. He wants to know the tax impacts. Owen Wells asked if a site line analysis can be provided for the next meeting. Michael Stein responded yes. Owen Wells stated that back in 2010, a notice was circulated for the Board to be the Lead Agency. Since there were no objections, the Board only needs to declare itself the Lead Agency. Sean McCarthy stated that the consultants will review the submitted materials. He also stated that the applicant should appear before the WAC. 5) Rivers Edge 11 River Road Residential Development - This is a continuation from previous meetings. The Chair re-opened the public hearing. Lynne Ward is representing this application along with Paul Janos and attorney Dan Pernassi. Planning Board Meeting, April 19, 2012 -APPROVED 6 �Janet Gandolfo reviewed a few conditions of the draft Resolution that need to be adjusted. The following items were clarified: 1) the units will be condominiums 2) certificates of occupancy and the village’s water supply 3) Easement on the land so that the applicant or condominium association will be responsible to maintain it. A reserve fund will be established for maintenance of the easement. The balance cannot go below $50,000. 4) Construction to commence within 18 months 5) Village permits and the DEC permits for the waterfront shoreline alterations permit. Hugh Jones stated that the approval is premature based on a lack of certainty regarding the remaining conditions. He stated that the site is too dense. He also stated that there is no indication of how much would be added to the tax revenue of the Village. He stated that there has been no flexibility from the applicant regarding the size and density of the structure. He also stated that the Resolution stated that the WAC found the plan to be consistent with the LWRP. He did not see how the LWRP could be consistent with the application. He stated that that water supply is still an issue. Janet Gandolfo stated that the applicant cannot move forward until there is an approval from the Village. She also stated that Westchester County will not approve permits until the Village Planning Board approves the site plan. Owen Wells stated that the WAC found it inconsistent but the Village Trustees provided the findings. Lynne Ward stated that the original application was for 96 units which were reduced to 80 units and finally 60 units. Janet Gandolfo also stated that these units will be taxes as condos under the Homestead tax rate. Ed McCarthy made a motion to approve the draft Resolution. Isabel Mendez seconded. It was approved by a 4-1 vote (Jones opposed). 6) Approval of minutes for November 2011, February and March 2012 – The minutes from the November 2011, February and March 2012 meeting will be reviewed at the next meeting. The meeting was adjourned at 10:25pm Planning Board Meeting, April 19, 2012 -APPROVED 7 � 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-2012 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_2012-04-19 Subject The topic of the resource Planning Board Minutes & Resolutions-2012 Date A point or period of time associated with an event in the lifecycle of the resource 2012 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