https://sleepyhollow.localarchives.org/files/original/b3d1a76b7c37f7c0386966c58e64437b.pdf c7614c861b6043818849efbdf6fed354 PDF Text Text Tjllll* A public hearing of the Planning Board was held on Thursday, February 19, 1998 at 8:00 PM in Village Hall, 28 Beekman Avenue, Sleepy Hollow, New York. Present: Donald Stever, Chairman David Perlmutter Donald Caetano Edward McCarthy Betsy Sawyer-Gaylin Joanne Becker Also Present: Janet Gandolfo, Village Attorney James Margotta, Building Inspector Arshad Jalil, Village Engineer David Schiff, Village Planner Absent. Nicholas Cicchetti Approval of Minutes David Perlmutter moved, seconded by Betsy Sawyer-Gaylin to approve the minutes of the January 15, 1998 meeting with minor corrections, motion carried. Miguel Jimenez-135-139 Cortlandt Street-Continuation Arshad Jalil, Village Engineer, commented that he received the plans on February 18, 1998 and did not have a chance to fully review them. He would review the plans and have the information on them ready for next month's meeting. David Schiff, Village Planner, commented that the off-site parking is in a commercial parking lot. One of the parking spots is awkward for a driver to back out of He stated that spots 1-4 are a very tight area. The spaces being 9 feet wide and 18 feet long are good for parking lots but for parallel parking the spaces should be 22 feet long. Donald Stever questioned the accessibility of the fire department to the rear of the property James Margotta, Building Inspector, commented that the building in the rear of the property must come down before any permits were issued. Ron Turnquist, Architect, pointed out on drawings which he presented that the meter in the first parking space should be moved to the south of the egress of the property. It would be brought down three feet. The landscape deleted on the existing house and a concrete walk in added. Existing building brought down prior to construction for fire fighting purposes in accordance with the Fire Chief. Donald Stever asked the public if anyone wanted to address the board at this time because this is a public hearing. �There being no comments made by the public, the hearing continued. Janet Gandolfo, Village Attorney, questioned will any parking spaces be lost if the meter was moved. Ron Turnquist commented one space would be gained on the street. The driveway egress would be eliminated and moved to the north side, also the curb could be cut back for the fire trucks. The fire hydrant could be moved three feet. Arshad Jalil commented that it would be difficult for the fire department to get their equipment on to the property. James Margotta commented that the Fire Chief stated that he had met with Mr. Turnquist and is satisfied that the fire trucks would be able to enter the property. Don Caetano commented that there should be a dry run with a fire truck in the driveway with measurements done. James Margotta questioned the inability of drivers to park close to the sidewalk with the handrail located in the middle of the plans. Ron Turnquist stated the handrail could be removed if it would hinder passengers exiting cars. The handrail was for handicap accessibility. The garden could be cut back two feet in front of the one family dwelling so that it would be easier for vehicles to turn. Also full size parking spaces could be changed to compact spaces. Donald Stever commented if two of the full size spaces were changed to compact instead of all seven spaces, then the code would be met. Miguel Jimenez commented that 80 feet ladder trucks would be able to fight fires from the street. Donald Stever commented that the fire trucks must be able to get to the one family building in the rear. David Schiff questioned the lighting of the property and the parking area. Ron Turnquist commented and showed by his plans that lights surround the buildings and property. At this time the wattage of the lampposts have not been chosen. Don Caetano questioned if Mr. Turnquist has moved the garbage disposal area from beneath the stairs on his plans because this is a fire hazard. Ron Turnquist commented that he has not come up with a definite disposal site. �Don Caetano moved, seconded by David Perlmutter that this discussion be tabled and brought up at the next meeting and that the fire department be present at that time, motion carried. Larry Rodriguez-97 College Avenue-Preliminary Discussion Chairman Stever commented he has only received Plan #1. The other plans are not ready. Ron Turnquist presented plans and gave an explanation that the existing building is a warehouse and is 95% of the site. The building will be used for housing. There will be five two-bedroom duplexes and one studio apartment for the handicapped with handicapped entrance. There will be a walk up entrance in the front and the rear. Apartments are fourteen feet wide. Numerous variances are needed, such as for density and parking, and they would like to be referred to the Zoning Board of Appeals. David SchifF commented that projects requiring multiple variances represent planning policy issues and should be brought before the Planning and Village Boards and not the Zoning Board of Appeals. Donald Stever commented that two meetings ago the Planning Board decided that projects requiring multiple variances would not be automatically referred to the Zoning Board of Appeals. The question remains, which Board should be dealing with this type of project. Ron Turnquist commented that building walls need to be reinforced and it would be cost efficient to knock down the building and rebuild on the vacant lot to avoid financial hardship. David Schiff commented that it would be difficult to provefinancialhardship to the Zoning Board of Appeals. The Zoning Board of Appeals can state that the property is in a C-2 zone, make it a commercial building. Larry Rodriguez commented he purchased the property, which has been vacant for years, and he wants to turn it into housing. He stated that he is bringing taxes into the village by building housing and questioned if the multiple dwelling is not a viable idea then what should he do with the property. Don Caetano commented that Mr. Rodriguez is a great help to the village but this project would cause more parking problems. Parking is the village's biggest problem. The village should not have to suffer because Mr. Rodriguez does not have the space needed to complete this project. Donald Stever commented that a planning framework needs to be developed for this type of project. He feels that building rehabilitation is a great idea. The question of this project �is can density be reduced and not create a parking problem. He further explained that site plan approval is to figure out how the project will affect its neighborhood. Larry Rodriguez questioned if he will have to pay for this meeting. He stated that every time he has plans reviewed he has to pay thousands of dollars and he is paying too much. He questioned how can he reduce his cost. Donald Stever commented that Mr. Rodriguez has submitted plans to be reviewed at this preliminary hearing and must pay for this review. He explained that Mr. Rodriguez as well as any builder may come to the Planning Board for an informal discussion before they submit their plans. Furthermore, anyone submitting plans to be reviewed by the Planning Board should consult the right people, such as Engineering and Planning Consultants, prior to submission. These steps would cut down on costs. James Margotta and Ron Tumquist agreed that Mr. Turnquist will come back for next month's meeting and that Mr. Jimenez will be taken off of the Architectural Review Board agenda until he has finished with the Planning Board. Discussion was adjourned. Other Business Don Caetano commented that he spoke with Antonio Rodrigues, and he stated that he is willing to extend to ten feet, not to twenty feet. Mr. Rodrigues has not come back to the Planning Board to make a proposal. Janet Gandolfo commented that Mr. Rodrigues did not file a lawsuit against the Planning Board and she has spoken to him several times about returning to the Planning Board and discussing his project. David Perlmutter commented that Mr. Rodrigues should be cited for having an eyesore if he does not return to the Planning Board. Don Caetano motioned, seconded by Mr. Perlmutter that Mr. Stever write a letter to Mr. Rodrigues suggesting that he come back to the Planning Board and resolve the discussion on his project. Mr. Stever commented that Mr. Rodrigues must come back with a traffic study done. Mr. Margotta commented that Mr. Turnquist never gives all the information to his clients at one time and they have to continually return to the Planning Board for their site plans to be reviewed and that is when their bill begins adding up. There being no further business, Mr. Stever moved to adjourn the meeting, seconded by Mr. Perlmutter and carried. Respectfully submitted, ! �Sheila Davis Recording Clerk �FEB-18-1998 SACCARDI & SCHIFF 12=49 914 761 3759 P.02/02 Saccardi & Schiff, Inc. Planning and Development Consultants 245 Main Street While Plains New York 10601 Tel: 914-761-3582 FAX: 914-761-3759 MEMORANDUM DATE: Fcbruaiy 17,1998 TO: Village of Sleepy Hollow Planning Board FROM: David Schiff RE: 97 College Avenue John J. Saccardi, AICP David B. Schrff. AJCR PP Syrette Oytn, AICP Josn A. Moreinis. AiCP Marjorie Sam tftjs, AICP, PP David B Smith, AICP Margaret H. Utile, AICP Sontta J. Von Oftlsen, RLA I have reviewed the submission by Turnquist Architects relative to the conversion a vacant warehouse at 97 College Avenue to six dwelling units, through the addition of two additional stories. The applicant has noted that numerous variances are required, and is seeking a referral to the Zoning Board of Appeals. Csaba Terjtas. AICP Although variances do not fall within the purview of the Planning Board, it should be noted that the proposed housing would require very extensive variances, much more than a ZB A normally would or should consider. For example, the ordinance requires a minimum of 5,000 square feet of lot area for the first three units in a multi-family building in the C-2 district; the subject lot is only 4,022 square feet. For the proposed six units, 9,400 square feet would be required, more than double the existing lot area. Moreover, the proposal would greatly enlarge what is a dimensionally nonconforming use, and would also require a variance from the requirements of Section 62-25. Coosutunt There have recently been a number of proposals before the Planning Board which would create multiple dwelling on in-fill lots; all of these proposals require significant variances. Although the provision of additional housing of this type may meet a village goal, it is happening outside the village's planning policy as established in its zoning ordinance. It would be desirable for the village to consider whether or not it wishes to explicitly alter its zoning to accommodate additional housing. If not, the question of how to limit such developments should be discussed. *\N«tfviei4.0\m-720\Sl<ajjy Hollow Memo l.wp4 Land Development Comprehensive Planning l ^ R t a t e Economics ErWnmenial Sen/ices Housing Community Development TOTAL P.02 �C H A R L E S A. M A N G A N A R O C O N S U L T I N G E N G I N E E R S A PROFESSIONAL CORPORATION MEMORANDUM TO: Village Planning Board & Building Inspector Village of Sleepy Hollow, New York FROM: Arshad Jalil, P.E., Project Manager Charles A. Manganaro Consulting Engineers, P.C. DATE: February 19, 1998 RE: Multiple Family Residence - Larry Rodriquez 97 College Avenue Sleepy Hollow, New York CAMCE No. 800-44 We have reviewed a Preliminary Site Plan, a short EAF-SEQR document and a copy of the Planning Board Application. Final set of plans and supporting computations as indicated in the check-list document should be submitted for the Village review. Based on the location, nature and size of the project, we also suggest that the Board request for a full EAF-SEQR document submission. As discussed with the Building Department, it is the Developer's intent to initially present the project and it's concept to the Board during tonight's meeting. Detailed set of documents will be submitted later for the Village review. R:\SECRTAR YVA\VSK\a00-44VAJ02198M.BDI �02/19/1993 10:58 C A MC E 2013420790 C H A R L E S A. C O N S U L T I N G PAGE 03 M A N G A N A R O E N G I N E E R S A PROFESSIONAL CORPORATION MEMORANDUM TO: Village Planning Board & Building Inspector Village of Sleepy Hollow, New York FROM: Arshad Jalil, P.E., Project Manager Diaries A. Manganaro Consulting Engineers, PC. DATE: February 19, 1998 RE: Multiple Dwelling & Retail - Miguel Jimenez 139 Cortland Street Sleepy Hollow, New York CAMCE No. 800-41 Based on the last Board meeting, it was made clear by the Developer's Architect that a more detailed submission of documents including hydraulic computations will be submitted for the Village Review. In this connection, a review memorandum was submitted to the Architect by us on January 15, 1998. On February 17, 1998, later in the day we received a facsimile submittal of hydraulic/drainage calculations from the Developer's Engineer. Our completed review of these documents and recommendations will be made available to the Board prior to the next Board meeting. R:\SeCHTARY\AW5HW0-H\AJn2l9IMBDl �•^ %' Saccardi & Schiff, Inc. Planning and Development Consultants 245 Main Street White Plains New York 10601 Tel: 914-761-3582 FAX: 914-761-3759 John J, Saccardi, AICP David B. Schiff, AICP, PP Syrette Dym, AICP Josh A. Moreinis, AICP Marione Samuels, AICP, PP David 8. Smith, AICP Margaret H. Uhle. AICP Bonita J. Von Ohlsen, RLA MEMORANDUM DATE: January 29, 1998 TO: Village of Sleepy Hollow Planning Board FROM: David B. Schiff, AICP RE: 139 Cortlandt Street, Miguel Jimenez I have reviewed the site plan for the above referenced property dated December 26, 1997, and the supporting Coastal Assessment Form, dated January 5, 1998, both prepared by Arnold Turnquist, Architect. Following are my observations regarding this application. Csaba Teglas, AICP Consultant The EAF short form submitted with the application to the ZBA does not indicate the neeed for site plan approval and refers to only one lot rather than two. This should be corrected 2. I do not have information regarding a lead agency determination and level of significance determination under SEQRA. 3. This review is based on my understanding that the Zoning Board of Appeals has granted the applicant a services of variances regarding minimum lot size, required front yard and other factors. 4. The plan shows all or part of six of the required spaces located on the southerly lot containing two existing single family houses. Section 62-14 B(4) of the Zoning Ordinance provides for off-street parking in a commercial or industrial district to be located on a lot other than the principal use to which it is accessory, subject to approval by the ZBA and subject to conditions described in Article VI, Supplementary Regulations Applicable to Specific Uses; Section 62-21 Off-site parking area. The most significant condition relative to the subject application is: C. Land Development Comprehensive Planning ^ ^ E s t a t e Economics Environmental Services Housing Community Development A Safety and neighborhood impact. An off-site parking area shall be conveniently usable without causing hazard to pedestrians or to vehicular traffic; traffic congestion, such as due to turning movements; detriment to the appropriate use of other property in the immediate vicinity; or detriment to any residential neighborhood. �Village of Sleepy Hollow Planning Board January 29, 1998 Page 2. Although the parking is in a C-2 commercial district, it would be located on a residential lot, in close proximity to two houses, raising questions relative to potential "detriment to any residential neighborhood." In particular, the house at the rear of the lot would be situated so that it adjoins a substantial paved area. The parking arrangement would also require legal agreements providing for access between the lots, presumably some sort of easement. This should be referred to the Village Attorney along with the question of how to legally record the fact that required parking for a use is located on the adjacent lot. 5. The parking area design itself raises several questions. a. It appears that a vehicle backing out of space 17 would need to back down the entrance driveway in order to make the turn necessary to drive around the rear of the apartment building. This would make for awkward movements. b. Spaces 1,2 and 3 are indicated as 9' wide. The drawing, however, is unclear as to what is proposed between the spaces and the sidewalk,. Thus, it cannot be verified that 9' has been provided. Moreover, cars parked in spaces 2 and 3 could conflict with safe usage of the pedestrian entrance to the building. (Note that the Side-South elevation does not appear to accurately depict where cars would be parked relative to the entry walk). 6. As indicated on the Side-North elevation, the windows of the first floor apartment would be located very low to the ground, immediately adjacent to the exit driveway. 7. A general comment on the Village's off-street parking requirement: it is unusual, and apparently illogical, for a one bedroom apartment to have to provide 1.5 spaces and a two bedroom apartment 2 spaces while a single family house is required to have only 1 space. S. Additional information (i.e., a landscaping and lighting plan) is needed to evaluate the impact of the mixed use development on the residential units. This is particularly important due to the high density of the proposed and existing uses. \\Ntserver4.0\m-720\l39CortlandtStwpd �VILLAGE OF SLEEPY HOLLOW PLANNING BOARD February 21, 1998 John J. Hughes, Jr., Attorney at Law 49 Beekman Avenue Sleepy Hollow, New York 10591 Re: Antonio Rodgrigues — 358 North Broadway Dear Mr. Hugjies: At its regular meeting on February 19,1998, die Planning Board requested that I communicate with you concerning the status of Antonio Rodrigues's application for site plan approval. At the present time, it appears that the application has been abandoned. The Board continues to believe that a site plan that accommodates both the Village's interests and Antonio's needs can easily be worked out However, in order for that to occur, Antonio has to come back to the Board with an acceptable traffic study that addresses the use of the Gordon Avenue as the sole means of ingress and egress from the project onto Broadway. I believe that the Board will be willing to make reasonable accommodation on the footprint of the building and its relation to Broadway, in ligjit of the situation in which Mr. Rodrigues has been put. For his part, Antonio will also need to be a little flexible as well. The construction season is nearing, and we do not want the unfinished structure to remain on the site in its present condition much longer. The Board also asked me to bring to your attention a pending motion, reflected in the minutes of the January 18 meeting, which has been tabled until the March meeting. The motion declares the application to have been withdrawn and requests the Village Attorney to take immediate steps to seek demolition of the steel frame, which was erected without prior site plan approval. Obviously, the Board is not enthusiastic about having to proceed in this manner, and remains optimistic that, without significant design modification, an acceptable site plan can be approved. If you are unable, for scheduling or other reasons, to appear at the March meeting, the Board would appreciate a written indication of Mr. Rodrigues's willingness to come before the Board at the earliest possible date thereafter to move the application forward. Very truly yours, Donald W. Stever Chairman Cc: Planning Board Clerk Antonio Rodrigues � 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-1998 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_1998-02-19 Subject The topic of the resource Planning Board Minutes & Resolutions-1998 Date A point or period of time associated with an event in the lifecycle of the resource 1998