https://sleepyhollow.localarchives.org/files/original/ee20e24e2c24f6e01898bbb74ab53940.pdf 34c42b8d5345c4026ecd0cdf5472dd74 PDF Text Text Village of Sleepy Hollow Planning Board Minutes January 19, 2023 The regular meeting was called to order at 7:00 PM by Acting Chairperson Gebler. Acting Chairperson Gebler summarized the agenda. Present: Rachelle Gebler, Acting Chairperson Benjamin Nielsen Kersten Harries Erin Carney Also Present: Joshua Subin, Village Attorney Anthony Catalano, Consulting Engineer David Smith, Village Planner Sean E. McCarthy, Building Inspector Pamela Kroll, Secretary to the Planning Board Absent: Lindsay Krakauer James Natarelli, Village Engineer Agenda: 1) Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, Site plan approval- Continued public hearing 2) Marcello Poguio, 95 College Avenue, Proposed one-story rear addition, Amended Site Plan approval- Draft resolution 3) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block H, Amended Site Plan and Final ARB Approval- Draft resolution 4) Gabe Realty Corp., 305 North Washington Street, Proposed three-family residence, Site Plan approval- Presentation 5) Hudson Pines, LLC, 180 Bedford Road, Amended Site Plan approval - requested adjournment 6) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II Waterfront Open Space, Site Plan approval- requested adjournment 7) LL Parcel F, LLC, Edge-on-Hudson Riverfront Development, DeCicco & Sons supermarket, Amended Site Plan & ARB approval - Preliminary presentation 8) 46 Hudson St., LLC, 46 Hudson Street, Proposed three-family residence, Site Plan approval- Status presentation 9) Approval of minutes, November 17, 2022, December 22, 2022 1. Franceso Alesci, 135 Beekman Avenue, Proposed multi-family building, Site Plan Approval- continued public hearing Motion was made to open the public hearing. Moved: Harries Seconded: Nielsen 1 Vote 4-0 (1/19/23) �Maximillian Mahalek stated that he is an attorney with Cuddy + Feder LLP representing the applicant. Mr. Mahalek stated that he met with the Village’s staff and consultants on January 5, 2023. Mr. Mahalek stated that they submitted minor changes to the Site Plan and the parking layout. Mr. Mahalek stated that the applicant is open to the condition of the affordability of three of the units having comparable rents to the existing units with the flexibility for inflation and utility increases as documented by Westchester County. Mr. Mahalek stated that the applicant acknowledges that there are technical comments that need to be addressed for the Site Plan approval and that the applicant is required to come back to the Planning Board for Architectural Review Board approval. Mr. Mahalek requested that the Planning Board close the public hearing and approve the draft resolution for Site Plan approval. Acting Chairperson Gebler solicited comments from the consultants. David Smith requested that the architect provide a review of the changes made since the last meeting. Christopher Barbagli stated that on behalf of Vassalotti Associates Architects, LLP he is representing the applicant. Mr. Barbagli presented the revised site plan and stated that they eliminated the post lights and replaced them with bollards along the driveway. They added building lights at the garage entrance and the trash recycling area. They reduced the driveway width to 12 feet and added a landscaped area. Mr. Smith asked Mr. Barbargli to explain the difference between the pole lighting and the bollard lighting. Mr. Barbargli stated that the pole lighting was originally 14-foot high downlights. The proposed bollard lighting will be 3 feet, 6 inches high, and will reduce the visibility of the light sources. Acting Chairperson Gebler asked Mr. Barbargli to confirm if the the building lights are hooded, and if there will be lighting on the front porch. Mr. Babargli stated that the added building lights are downlights that will provide more aesthetics than light. Mr. Barbargli stated that there is lighting proposed on the front porch. They have revised the vehicle turning tracks plan to correct parking and site circulation issues. The revised plan includes directional signage for the site. They have revised the northeast corner building setbacks to maintain the setbacks along the landscaped area. They relocated one of the handicapped accessible parking spaces in order to provide the 8-foot access aisle. They added the work scope related to the sidewalks and curb cuts to the site plan. Acting Chairperson Gebler solicited comments from the public. There were no comments received from the public. Motion was made to close the public hearing. Moved: Harries Seconded: Carney Vote 4-0 Acting Chairperson Gebler requested that David Smith read the highlights of the draft resolution. 2 (1/19/23) �Mr. Smith read the resolve clause conditions of the draft resolution for Site Plan approval. Motion was made to approve the resolution. Moved: Carney Seconded: Nielsen Acting Chairperson Gebler - yes Erin Carney - yes Kersten Harries- yes Benjamin Nielsen - yes Vote 4-0 APPROVED 2. Marcelo Poguio, 95 College Avenue, Proposed one-story rear addition, Amended Site Plan approval - Draft resolution Marcelo Poguio stated that he is the owner of 95 College Avenue and stated that he is there for the approval of the resolution. Acting Chairperson Gebler solicited questions from the Board. There were no questions from the Board. Acting Chairperson Gebler asked David Smith to read the highlights of the draft resolution. Mr. Smith read the resolve clause and the conditions of the draft resolution. Motion was made to approve the resolution. Moved: Harries Seconded: Carney Acting Chairperson Gebler - yes Erin Carney - yes Kersten Harries- yes Benjamin Nielsen - yes Vote 4-0 APPROVED 3. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block H, Amended Site Plan & Final ARB approval - Draft resolution Michael Miller stated that he is the Vice President of Hines representing Lighthouse Landing Communities, LLC for parcel H, or also known as the Daymark building. Mr. Miller stated that the revised engineering report prepared by Kimley Horn updated the unit bedroom count relative to Parcel H and the flows for the diversion of Parcel F that bifurcated some of the flows from WC1 on Beekman Avenue, and the WC2 that went to the County manhole behind the railroad tracks. Mr. Miller requested that the Planning Board acknowledge that the calculated sewer flows from the adjustments are below the approved Phase II estimate and that the calculations include the new unit counts and showcase that the diversion of flow from WC1 and WC2 will not exceed the flows approved in the previous report. 3 (1/19/23) �Anthony Catalano stated that there are concerns relative to increased density in Phase IV and the inconsistency in previous reports. He has discussed the concerns with the Village Engineer handling the Will Serve process with the Department of Health and it was determined that the Applicants engineer should complete the analysis for the pipe capacity that considers the increased density for Phase IV. Mr. Miller stated that they will complete an analysis of pipe capacities for future phases and the flows as necessary, but they are asking the Board to accept that Phase II is in compliance, to accept the engineering reports, and give them approval for the Building Permit as it relates to Phase II. Mr. Catalano stated that they have not be able to conduct a full review of the submitted report and that although it seems that the calculations are correct, there are concerns for including conditions in the approval without confirming that there are not capacity issues. Mr. Miller stated that they are willing to work with the Village’s engineering teams to validate the flows similar to what was required with Block F sewer capacities. Mr. Catalano suggested that they need more time to review the latest engineer’s report and to consider the language of the approval resolution. Mr. Miller requested that the engineers review the report and then communicate with Sean McCarthy and the Department of Health as to when they are satisfied so that Mr. McCarthy can issue the Block H Building Permit. Peter Chavkin is a Managing Member of Biddle Real Estate Ventures on behalf of Lighthouse Landing Communities, LLC. Mr. Chavkin stated that it was his understanding that the acceptance of the engineering report was not a condition of the resolution approval but rather a condition that has to be satisfied for the issuance of the Building Permit. The submitted engineering report shows that the Phase II flow, as it relates to Block H building, is neutral or less than the previous approvals. Benjamin Nielsen asked Peter Chavkin if Phase IV would be under their control as it relates to flow calculations and if this approval would interfere with other current construction from other developers. Mr. Chavkin stated that the density for the Edge-on-Hudson Development will not change, and there will still be 1,177 units. There are two sewer connections on the site and based on the latest report, the planned density will want to flow to one of the manholes. There are concerns from the engineers that the pipe flows are near capacity. The calculations will show either that there is adequate capacity for the flows or that they will need to divert the flows between the connections in future phases. Kersten Harries asked Mr. Chavkin if there is a possibility that the number of bathrooms and bedrooms proposed in future units could change and effect the calculations and the demand on the sanitary sewer lines. 4 (1/19/23) �Mr. Chavkin stated that they would be required to stay within the sewer capacity flow at two connections based on the approved density of the development. Acting Chairperson Gebler solicited comments from the consultants. David Smith stated that Mr. Catalano and Mr. Natarelli need time to complete a full review of the engineering report. Mr. Nielsen asked Mr. Smith if the engineering report is a condition of the resolution or the Building Permit. Mr. Smith stated that the engineering report is a condition of the resolution that needs to be satisfied before the issuance of the Building Permit and that some of the related permits have already been issued. Sean McCarthy stated that in efforts to expedite the construction progress, the Building Department has issued permits for the piles, foundation, slabs, and underground plumbing. Mr. Smith stated that the Village has allowed them to start the construction while they are waiting for the engineering report. Acting Chairperson Gebler stated that the Village staff needs more time to review the reports. Mr. Chavkin requested that they work through the draft resolution with the conditions as discussed at the January meeting. Mr. Smith stated there is not a draft resolution before the Planning Board. Now that the Board has received the engineering report, he can finalize the draft resolution for the next meeting. There was a discussion between the Board and Elizabeth Darby regarding the conditions of the resolution as they relate to submission requests and time constraints for screening, signage, and parking agreements. No action was taken. 4. Gabe Realty Corp., 305 North Washington Street, Proposed three-family residence Site Plan approval- Presentation Gregory Caccioppoli stated that he is the engineer representing the Applicant. Mr. Caccioppoli stated that the revised application proposes a two and a half story structure with three twobedroom units. Mr. Caccioppoli stated that changes to the proposed site plan include eliminating the three curb cuts and garage entrances on Howard Street, and proposes one curb cut on North Washington Street to relocate the driveway entrance to the parking lot on the side of the building. The parking area will provide the six required parking spaces on site. In order to provide the parking on site, the plan proposes to shift the building structure outside of the required front yard setback based on the average setback of the existing homes on Howard Street and North Washington Street. The new plan would allow for 20% of the lot to be open green space. Walkway entrances on Howard Street will provide access to the parking area and a 5 (1/19/23) �walkway in the rear of the building will provide access to the parking spaces and the garbage collection area. Mr. Caccioppoli presented a rendering of the building and stated that he has revised the exterior elevations to mix-in different materials and to add some dimension and separation to the units. Mr. Caccioppoli asked if the Board had questions. Kersten Harries asked Mr. Caccioppoli if he has considered having the curb cut on Howard Street and converting the proposed driveway running along the north border of the property into open green space in the backyard, while also reducing the impermeable surfaces. Mr. Caccioppoli stated that there are site distance issues to consider in putting the driveway on Howard Street, and that access to exit the property would be a problem because they have to measure 15 feet back from the curb and need to be able to see 200 feet in each direction. Acting Chairperson Gelber asked Sean McCarthy if the 200 feet distance is normal to provide in each direction. Sean McCarthy stated Howard Street is a one-way street. The 200-foot distance relates more to a New York State DOT requirement that would not be applicable for this application. It is at the Boards discretion to reduce the distance. Ms. Harries stated that the split rail fencing proposed is not in keeping with the neighborhood and suggested changing the style of the fence. Ms. Harries suggested that Mr. Caccioppoli provide pedestrian access to each unit entrance from Howard Street and suggested that he consider adding front porches for each unit. Benjamin Nielsen stated that he agrees with Kersten Harries’ suggestion and stated that having the curb cut on Howard Street for access would be less expensive, reduce the amount of paved surface on site, and provide for additional greenspace. Mr. Nielsen suggested utilizing the area between the fence and sidewalk on North Washington Street for additional landscaping since the owner will be required to maintain the space. Mr. Caccioppoli stated that he was not aware that the applicant is permitted to plant in the Village Right-of-Way. Mr. Caccioppoli asked the Board to confirm that the applicant cannot install the fencing in the Right-of-Way. Mr. McCarthy stated that the applicant could not install the fencing in the Village Right-of-Way. Ms. Harries stated that although larger street trees would not be suitable for the Right-of-Way, the Board encourages the applicant to consider large growth trees and native plantings for the site landscaping. Mr. Caccioppoli asked the Board if they are in favor of the placement of the building using the average setbacks, or would this be something the Board would refer to the Zoning Board of Appeals. Ms. Harries stated that the Board supports the efforts taken to use the average setbacks for the placement of the proposed building. 6 (1/19/23) �Erin Carney stated that the suggestion of adding entrances to each of the units from the sidewalk would help the building integrate with the neighborhood. Ms. Carney requested that Mr. Caccioppoli distinguish how they will design the open spaces in terms of communal common space or private space for each unit. Gabriel Arango stated that he is part of the Real Estate Company with his father. Mr. Arango agreed that having the entrance and exit drive on Howard Street would give them the opportunity to create more green space in the back of the property. Mr. Nielsen asked Sean McCarthy if he sees any code design standard issues with having the curb cut on Howard Street. Mr. McCarthy stated that the applicant should pursue the use of Howard Street for the driveway access, as it would eliminate a lot of pavement. Because there is a driveway to the west of the property, there may not be room for another parking space in between the driveways so this would eliminate some of the site concerns. Mr. Nielsen suggested that the applicant could align the parking spaces parallel to Howard Street in lieu of the fence in order to open up more space. Mr. Nielsen suggested adding screening for parking space #6. Mr. Caccioppoli stated that if the driveway entrance were on Howard Street, he would relocate parking spaces #5 and #6 and incorporate green space. Ms. Harries asked Mr. Caccioppoli for the proposed square footage of each unit. Mr. Arango stated that each unit is 1,100 square feet. Ms. Harries suggested that the applicant consider having one unit per floor and providing a continuous staircase for access to all three units might allow them to have more usable space for each unit. Alfie Muoio stated that he is a consultant with Westchester Modular Homes. Mr. Muoio stated that they are seeking to provide townhouse style living by having three separate staircases and not having tenants living above each other. Mr. Caccioppoli shared an updated rendering, prepared to address the recent comments, and stated that they added an overhang over the front of the building. They bumped out the center unit further from the side units. The width of the dormers was increased and the gable accent was changed. Ms. Harries asked if there would be usable attic space. Mr. Muoio stated that there would be storage only in the attic space. Ms. Harries suggested that the applicant consider mirroring the interior layout of the east side unit on the west side in order to provide more windows and natural light into the living room and 7 (1/19/23) �bedrooms. Ms. Harries asked why they propose to bump out only the second floor on the rear elevation. Mr. Muoio stated that they were trying to stay within the building footprint when the driveway was proposed in the back and they did not have room. Mr. Muoio stated that he would add the first floor to be flush with the second floor. The intention of the proposed layout of the west side was to avoid the car lights. Ms. Harries asked Mr. Muoio if the front porch overhang is continuous. Mr. Muoio stated that the rooflines for the center bump out and overhangs are staggered in and out. Ms. Harries suggested that they design the front porches and overhangs so they delineate as separate townhouses. Mr. Muoio stated that the front porches will be close to grade with one step-up and there will be walkways from the sidewalk to the units. The setbacks limit the front porches and overhangs to 3 feet wide. Erin Carney provided the Applicant’s team with a location where they could view examples of narrow front porches in Tarrytown that provide the feeling of private space. There was a discussion with the Board and the Applicant’s representatives regarding the options and additional suggestions for the project design based on the relocation of the driveway entrance to Howard Street. No action was taken. 5. Hudson Pines, LLC, 180 Bedford Road, Amended Site Plan approval-Preliminary Presentation The applicant has requested an adjournment to the February 16, 2023 meeting. No action was taken. 6. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development Phase II Waterfront Open Space, Site Plan & Wetlands Watercourse Permit Approval Presentation The applicant has requested an adjournment to the February 16, 2023 meeting. No action was taken. 7. LL Parcel F, LLC, Edge-on-Hudson Riverfront Development, DeCicco & Sons Supermarket, Amended Site Plan & ARB Approval- Preliminary presentation 8 (1/19/23) �Lucio DiLeo stated that he is the Principle of Studio Rai Architects representing the Applicant and stated that the application proposes to make two changes to the DeCicco & Sons supermarket building. Changes to the plan include the elimination of the third floor, attaching the main entrance tower to the west of the building, and relocating the staircase and the elevator to inside of tower. They will incorporate the original square footage of the third floor into the second floor and the footprint of the building would not change. They propose to eliminate the walkway along the covered roof area on the side of the building, and propose to replace it with an open trellis to provide more green space. Mr. DiLeo presented a comparison of the renderings from the previously approved plan and the proposed exterior building façade and stated that that the building height is reduced approximately 5 feet. The entire roof surface will consist of hidden solar energy cells that can produce 450 KW of power for the mechanical systems. Mr. DiLeo described the materials proposed for the exterior and interior of the building. Mr. DiLeo described the interior layout for the building. Acting Chairperson Gebler asked Mr. DiLeo to describe the programming for the food court. John DeCicco is the owner of the supermarket and stated that they propose to include indoor event space and food court space, and possibly specialty restaurant space. Kersten Harries asked Mr. DiLeo if the new design would combine the beer garden and the food court on the same level. Mr. DiLeo stated that reducing the volume of the building and combining the levels allows the building to be more energy efficient. Ms. Harries asked Mr. DeCicco to describe the sustainable energy solutions proposed for the heating and cooling systems. Mr. DeCicco stated that using solar energy is the main sustainable solution and that they are considering the possibilities for geo-thermal as well as incorporating natural refrigerants methods for the store. Mr. DiLeo stated that they plan to expose the mechanical room equipment behind glass in order to show the public the buildings heating and cooling systems consumption. Ms. Harries asked Mr. DiLeo why they propose the material change on the tower element from brick to metal. Mr. DiLeo stated that the incorporation of the galvanize steel at the tower element is intended to reduce the massing appearance of the building and to accent the historical factory look. Mr. DiLeo stated that the new façade design would improve the views from the Beekman Avenue elevation. Benjamin Nielsen asked Mr. DiLeo if there would be a connective walkway from the Beekman Avenue stairs to the main entrance. Mr. DiLeo stated that there would be painted crosswalks from the parking lot and they can use the covered walkway entrance as a seasonal event space. 9 (1/19/23) �Erin Carney requested that the applicant consider how they will manage the planting scheme as it relates to invasive species along the steep slope from Beekman Avenue. Mr. DiLeo stated that that his firm did not design the approved landscape plan. Craig Tompkins is the Construction Manager for Lighthouse Landing Communities, LLC. Mr. Tomkins stated that the approved site plan includes an aggressive new planting scheme for that location that considers the steep slope and appropriate management. Acting Chairperson Gebler solicited comments from the consultants. There were no comments from the consultants. Motion was made to waive the public hearing for the Amended Site Plan application. Moved: Carney Seconded: Harries Acting Chairperson Gebler - yes Erin Carney - yes Kersten Harries- yes Benjamin Nielsen - yes Vote 4-0 APPROVED Motion was made to direct staff to prepare a draft resolution for the February 16, 2023 meeting. Moved: Harries Seconded: Nielsen Acting Chairperson Gebler - yes Erin Carney - yes Kersten Harries- yes Benjamin Nielsen - yes Vote 4-0 APPROVED 8. 46 Hudson St., LLC, 46 Hudson Street, Proposed three-family residence, Site Plan approval – Status presentation Brian Hopkins stated that he is the architect representing the applicant. Mr. Hopkins stated that when they presented the application the Zoning Board of Appeals last night, there were only four members of the Board present and there were concerns received from residents of Hudson Street related to parking. The Zoning Board adjourned the public hearing to next month. Mr. Hopkins stated that the revised application propose to increase the side yard setback on the north side of the building by 6 inches. This will provide a full 3 feet between the property line and the building, reduce the requested variance, eliminate the requirement for fire-rated walls, and allow the addition of windows. Mr. Hopkins stated that the application still proposes three units but they eliminated the third bedroom for the duplex unit and reduced the parking requirement from seven space to six spaces. No action was taken. 10 (1/19/23) �9. Approval of minutes- November 17, 2022, December 22, 2022 Motion was made to approve the minutes from the November 17, 2022 and the December 22, 2022 meetings. Moved: Harries Seconded: Carney Acting Chairperson Gebler - yes Erin Carney - yes Kersten Harries- yes Benjamin Nielsen - yes Vote 4-0 APPROVED Sean McCarthy asked Acting Chairperson Gebler if she has the confirmed meeting date for the DPW presentation. Acting Chairperson Gebler stated she has not confirmed the meeting date. She polled the Board members and the consultants for their availability for February 8, 2023. Motion was made to adjourn the meeting at 8:57 PM. Moved: Harries Seconded: Carney Vote 4-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 11 (1/19/23) � 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-2023 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_2023-01-19_Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2023 Date A point or period of time associated with an event in the lifecycle of the resource 2023 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