https://sleepyhollow.localarchives.org/files/original/94d61cdd138333ebe4e66a6ebe48302f.pdf fad346d747ee02275c6980ac190943fc PDF Text Text Village of Sleepy Hollow Planning Board Minutes March 17, 2022 The regular meeting was called to order at 7:05 PM by Chairperson Hsu. Chairperson Hsu read the agenda and stated that the applicants for 135 Beekman Avenue and 72 Beekman Avenue have requested adjournments of the continued public hearings to the April 21, 2022 meeting, and are not present. They will open the public hearings to receive any comments from members of the public. Lighthouse Landing Communities, LLC was scheduled to present an energy study update for Block-H, but the principles were not able to attend and requested to reschedule to the April 21, 2022 meeting. Chairperson Hsu stated that there is quorum and that all of the Board members are present. Present: Marjorie Hsu, Chairperson Kersten Harries Erin Carney Matthew Brennan Edward McCarthy Lindsay Krakauer Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer David Smith, Village Planner Anthony Catalano, Consulting Engineer Sean E. McCarthy, Building Inspector Pamela Kroll, Secretary to the Planning Board Agenda: 1) Hudson Pines, LLC, 180 Bedford Road, Proposed recreation complex, Site plan approval- Resolution 2) Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, Site plan approval- Continued public hearing 3) Cristian Carrion, 72 Beekman Avenue, Proposed addition and alterations- Site plan approval- Continued public hearing 4) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P Townhomes, Phase II, Preliminary subdivision plat and site plan approvalContinued public hearing 5) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P Townhome One, Amended subdivision plat- Presentation 6) Approval of minutes, January 20, 2022, February 17, 2022 1 (3/17/22) �1. Hudson Pines, LLC, 180 Bedford Road, Proposed recreation complex, Site Plan Approval- Resolution Chairperson Hsu stated that the Board has a draft confirmatory resolution for the Site Plan approval that was verbally approved at the February 17, 2022 meeting. David Smith read the conditions of the draft resolution. Motion was made to approve the confirmatory resolution. Moved: Harries Seconded: Krakauer Chairperson Hsu- yes Kersten Harries - yes Ed McCarthy - yes Matthew Brennan - yes Erin Carney- yes Lindsay Krakauer- yes Vote 6-0 APPROVED 2. Franceso Alesci, 135 Beekman Avenue, Proposed multi-family building, Site Plan approval-Continued public hearing Motion was made to reopen the public hearing. Moved: Hsu Seconded: Harries Vote 6-0 Chairperson Hsu solicited comments from the public. There were no comments from the public. Motion was made to adjourn the public hearing to the April 21, 2022 meeting. Moved: Hsu Seconded: Carney Vote 6-0 3. Cristian Carrion, 72 Beekman Avenue, Proposed addition and alterations, Site plan approval-Preliminary-Public hearing Motion was made to reopen the public hearing. Moved: Hsu Seconded: McCarthy Vote 6-0 Chairperson Hsu solicited comments from the public. 2 (3/17/22) �Chairperson Hsu stated that the Board received a letter from Anna Rakipi, the owner of 74 Beekman Avenue, expressing concerns that the proposed project will block light from entering the windows on the left side of her building. (See Exhibit #1) There were no other comments from the public. Motion was made to adjourn the public hearing to the April 21, 2022 meeting. Moved: Harries Seconded: McCarthy Vote 6-0 4. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P & N Townhomes, Phase II, Preliminary subdivision plat and site planContinued public hearing Motion was made to reopen the public hearing. Moved: Hsu Seconded: Carney Vote 6-0 Andrew Tung is an associate of DTS Provident Design Engineering, LLP representing the applicant. Mr. Tung presented the illustrative site plan and stated that the application proposes to construct 90 townhomes in Block O/P. Block N has been added to the proposed site plan and will contain a clubhouse, pool, outdoor sitting area, and an on-grade parking area for the residents of Block O/P Townhomes II. The units along Hollows Pass, facing the Kingsland Point Park buffer, are proposed to be 28 feet wide and three-stories high. There will be two access drives to the surrounding roads on each side of Block O/P. There will be interior alleyways to provide rear access to the units, and the fronts of the units will face either the street along Tappan Zee Park or interior open spaces. Mr. Tung presented the proposed “Kit of Parts”, elevations, and floor plan illustrations for the first 6 units proposed along Legend Drive, and stated that the rear façade and frontage will be situated so there will not be a flat building front in any location. Mr. Tung presented the proposed subdivision map and stated that a parcel will be created for each group of townhomes, will be divided at the center of the alleyways, and will have cross easements between each parcel. Mr. Tung stated that the revised plans, submitted March 3, 2022, address the concerns received from Woodard & Curran. Kersten Harries stated that the Board has received the civil drawings and site plan showing the general layout and the “Kit of Parts” sample plan and floor layouts. Ms. Harries asked Mr. Tung if the applicant plans to provide architectural floor level plans for all of the buildings or if they plan on coming back block by block for review and approval from the Board. Mr. Tung stated that the applicant plans to submit architectural plans for approval from the Planning Board, as the Architectural Review Board, for each group of townhomes because each block of units will be designed differently and geared towards potential buyers. Chairperson Hsu asked Mr. Tung if there is a construction sequence plan in place and if they anticipate building the units along the Kingsland Point Park buffer last. Mr. Tung stated that he is unable to provide the plan for the construction of the parcels. Chairperson Hsu asked Mr. Tung to provide more details for the amenities building in Block N. 3 (3/17/22) �Mr. Tung stated that Block N is being developed and that they plan on coming back before the Board for review. Chairperson Hsu solicited comments from the Board and the consultants. David Smith stated that the Environmental Assessment Narrative that was prepared as part of the Special Permit approval included a townhome component that included pitched and gable types of roof design. Mr. Smith asked Mr. Tung and Mr. McGuinness if they are contemplating incorporating different roof designs as part these townhome blocks because it appears that the same roof line character that was constructed in Block J is proposed for Block O/P. Bill McGuinness is the founder of Sun Homes and stated that they are not proposing pitched roofs on the buildings because they have entered into a contract to build this group of townhomes based on the planned layout and if pitched roofs were used they would lose interior square footage, and they would need to build the units wider or taller. Mr. McGuiness stated that in regards to the construction sequencing, they intend to build east to west and plan on having a few premium homes in each phase. Lindsay Krakauer asked Mr. Tung if there is an ability to break up the block that proposes 7 units in a row at the south west corner of the site at the buffer zone. Mr. Tung stated the proposed plan intends to eliminate the view of the alley way behind the interior units. Mr. Tung stated that they don’t see a problem with having 7 attached units and the intention is to build units with a premium view to the Kingsland Point Park buffer. Kersten Harries suggested that if they removed one of the 7 units, it would create more of the open space coming into the interior open space and provide potential views to the 3 units located completely in the interior of the site. Mr. Tung stated that it is possible to move things around but they believe the current plan achieves a balance between the open space and the units. Sean McCarthy asked Mr. McGuinness if they plan on building a sales office and questioned where the construction trailers will be located. Mr. McGuinness stated that he will have to consult with Craig Tompkins on the locations for the construction trailers. He has two locations in mind for the sales center. They are working with their sales and marketing teams to complete the designs and will need to meet with Mr. McCarthy to discuss any restraints before submitting for approval. Chairperson Hsu stated that while she appreciates the concerns raised by David Smith regarding the architectural similarity of the roof designs, her personal preference is to have the option of a roof top amenity. Ms. Hsu stated that she is okay with not having gable roofs because the roof top amenities and greenery shown on the proposed plans will allow for more river views. 4 (3/17/22) �David Smith stated that the Ichabod’s Landing project has gable roofs and also has roof top amenity space. There are architectural alternatives that can be presented that address both issues. Mr. Smith stated that although he agrees that the roof top space is a very valuable amenity, excessive similarity should be considered in the role of the Planning Board as the Architectural Review Board. Chairperson Hsu stated that although the current site plan meets the requirements of the Fire Code, there are some concerns regarding the turning radiuses and the need for strict parking enforcement. Chairperson Hsu requested that Sean McCarthy provide more detail in regards to the concerns of the Fire Department. Sean McCarthy stated that the turning radiuses work based upon the largest fire apparatus currently owned by the Village. The concern is that if the site plan parking restrictions are not adhered to in the areas where shortened driveways are proposed, there may be a possible obstruction for fire apparatus to access the buildings. Chairperson Hsu stated that it will be the responsibility of the Home Owners Association to make sure that a stringent parking policy is enforced. Mr. Tung stated that the parking policies will be a part of the Home Owners Association regulations and a part of the initial offering plan so that each homeowner will be “on notice” as to the nature of their driveway. Ed McCarthy asked Mr. Tung if each driveway will accommodate two cars. Mr. Tung stated that each unit will have a two-car garage and that the units with full driveways will accommodate parking for two cars. Ed McCarthy asked Mr. Tung where the proposed swimming pool will be located and who is permitted to use it. Mr. Tung stated that the proposed lap pool will be located in Block N and only the residents of the O/P Townhomes II will be permitted to utilize it. Chairperson Hsu asked Mr. Tung if there is a 4 foot wide sidewalk missing on Hollows Pass through one of the walkways. Mr. Tung stated that it was never the intention to have a walkway every place that there is a space in between units and that the locations where they exist is to provide a way to get through areas where there is a long stretch to the buffer. Chairperson Hsu asked Mr. Tung if the walkway at Sleepers Haven is accessible to vehicles. Mr. Tung stated that it is designed as a pedestrian walkway but there is a break away bollard at each end for maintenance purposes or emergency vehicle access if needed to drive through. Chairperson Hsu asked Mr. Tung what material will be used for the walkways. 5 (3/17/22) �Mr. Tung stated that they propose to install the same hexagon pavers that are being used in Tappan Zee Park. Lindsay Krakauer asked Mr. Tung if the hexagon pavers will be used for the interior walkways. Mr. Tung stated that the other pathways are concrete, similar to what is in Block J. Chairperson Hsu asked Mr. Tung to describe the details of the amended subdivision application submitted for Block O/P Townhomes One. (See agenda item #5) Mr. Tung requested that the Board close the public hearing for the Block O/P & N Townhomes II application and prepare a resolution for the next meeting. Chairperson solicited comments from the Board and consultants. David Smith stated that the issues related to the open space and the Riverfront Development Concept Plan have been resolved by the Village Board and the technical items are being addressed. Chairperson Hsu solicited comments from the public. There were no comments from the public. David Smith suggested that it would helpful for the applicant to provide the specific language that will be in the Home Owners Association Agreement for the enforcement of the parking restrictions for the units that will not have a driveway. It is not an issue that the Police Department handles and it will fall upon the Building Department. Mark Weingarten is a partner with DelBello Donnellan Weingarten Wise & Wiederkehr, LLC representing the applicant. Mr. Weingarten stated that the Home Owners Association has not been created and will go through drafts with the Attorney Generals’ Office during the offering plan process. They agree to have it listed as a condition of approval on the resolution, subject to approval by the Board and the consultants. Erin Carney suggested that the applicant consider the view from Kingsland Road looking at the Edge-on-Hudson development and if it is possible to add some vertical greenery elements when developing the landscaping plans for the Kingsland Point Park buffer zone. Chairperson Hsu asked Mr. Tung when the landscape plan will be submitted to the Board. Mr. Tung stated that he was told that the landscape plan for the buffer zone will be submitted sometime in the Spring. Mr. Tung stated that there are currently street trees planted as per the Phase III Roads and Infrastructure approval, and there are existing trees along the edge of Kingsland Point Park. 6 (3/17/22) �David Smith stated that as per a requirement in the Special Permit, the landscape plans must be prepared and implemented prior to the issuance of the Certificate of Occupancy for the units that abut the open space in Block O/P and third section of Tappan Zee Park. Kersten Harries requested that there be a condition on the resolution requiring that the preliminary landscape plans, for the buffer area, are submitted to the Board prior to the Building Permits being issued for the units that abut the buffer zone. Mr. Tung stated that the buffer area is not within the parcels planned for construction and is a different piece of land. The applicant will be back before the Board several times before the landscape plans require approval. David Smith stated there will be a formal Site Plan approval for the Kingsland Point Park buffer area so that if there are any conflicts with the preliminary plan, there will be time to make changes before Site Plan approval is granted. Chairperson Hsu stated that she is comfortable closing the public hearing and directing that a resolution be drafted for the April 21, 2022 meeting to include conditions regarding the Home Owner’s Association language, the submittal of a preliminary landscape plan, and any conditions that Woodard & Curran feel are applicable. Lindsay Krakauer asked the Board if they were comfortable with approving the group of 7 units that abut the buffer area. Chairperson Hsu polled the members of the Board and the majority of the members were comfortable with the group of 7 townhome units. Motion was made to close the public hearing and to prepare a draft resolution for the April 21, 2022 meeting. Moved: Hsu Seconded: Krakauer Vote 6-0 5. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P Townhome One, Amended subdivision plat-Presentation Mr. Tung stated that the Block O/P Townhome One approved subdivision created four parcels for the four blocks of townhomes. During the final designs of Townhomes II, it was discovered that the driveway for next set of units in the corner of the second block is in the alleyway. In order for Toll Brothers to continue construction on Lot 3.22 they need to have to lot line adjustment approved on the subdivision map. Mr. Tung stated that the area consists of 75 square feet and is less than one percent of the parcel. Mr. Tung requested that the Board waive the requirement for a public hearing and grant the approval for the minor lot line adjustment. Motion was made to waive the public hearing, approve the lot line adjustment, and to prepare a resolution for the April 21, 2022 meeting. Moved: Harries Seconded: Krakauer Chairperson Hsu - yes 7 (3/17/22) �Kersten Harries - yes Ed McCarthy - yes Matthew Brennan - yes Erin Carney- yes Lindsay Krakauer - yes Vote 6-0 APPROVED 6. Approval of minutes- January 20, 2022, February 17, 2022 Motion was made to approve the January 20, 2022 minutes. Moved: Brennan Seconded: Harries Chairperson Hsu - yes Kersten Harries - yes Ed McCarthy - yes Matthew Brennan - yes Erin Carney- abstained Lindsay Krakauer- abstained Vote 4-0-2 APPROVED Motion was made to approve the February 17, 2022 minutes as amended. Moved: McCarthy Seconded: Harries Chairperson Hsu - abstained Kersten Harries - yes Ed McCarthy - yes Matthew Brennan - yes Erin Carney- yes Lindsay Krakauer- abstained Vote 4-0-2 APPROVED Motion was made to adjourn the meeting at 8:00 PM. Moved: Hsu Seconded: Harries Vote 6-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 8 (3/17/22) �Exhibit #1 Attachments: 3-10-22_Comments Received from 74 Beekman Avenue Monday, March 14, 2022 10:21:46 AM 74 Beekman Ave bedrooms facing a cement wall.pdf -----Original Message----From: Ajnur A Rakipi <anarakipi@gmail.com> Sent: Thursday, March 10, 2022 11:29 AM To: Kenneth Wray <kwray@sleepyhollowny.org> Cc: Sean McCarthy <smccarthy@sleepyhollowny.org> Subject: 72 Beekman Ave. must remove ilegal wall ****[CAUTION: This email originated from an external source. Do not click links or open attachments unless you recognize the sender and know the content is safe.]**** Dear Mayor Wray, Inspector McCarthy and Planning Board Members: My property is located at 74 Beekman Ave., Sleepy Hollow, N.Y 10591, next to 72 Beekman Ave. who is seeking a variance. My neighbors zoning application should not be approved because he has build an illegal extension, attached you’ll find pictures showing the illegal wall. I am facing hardship due to the owner of 72 Beekman Ave. who build an illegal wall, that has blocked the light and air in my bedroom windows.  I have bedrooms with large windows facing a cement wall.  When you open the window my neighbors cement wall is touching my wall. Inspector McCarthy came last April 2021 to inspect my property 74 Beekman Ave. and he saw the difficulty that I’m facing with this wall that was build illegally. I expected it this illegal wall would have been removed by now, instead I’m hearing that he seeking variance for his property, which includes the illegal wall he build. I am requesting for the variance not to be given, to take down the illegal. Best Anna Rakipi �From: Subject: Date: To: Ana Rakipi anarakipi@gmail.com 74 Beekman Ave. bedrooms facing a cement wall March 10, 2022 at 10:27 AM anarakipi@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-2022 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_2022-03-17 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2022 Date A point or period of time associated with an event in the lifecycle of the resource 2022 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