https://sleepyhollow.localarchives.org/files/original/74fc58c21773117c54f280f984665d7b.pdf 09a355aa3474ccb7cb886e21b184ee07 PDF Text Text Village of Sleepy Hollow Planning Board Minutes February 16, 2023 The regular meeting was called to order at 7:05 PM by Acting Chairperson Carney. Acting Chairperson Carney summarized the agenda. Present: Erin Carney, Acting Chairperson Benjamin Nielsen Kersten Harries Rachelle Gebler Also Present: Joshua Subin, Village Attorney Anthony Catalano, Consulting Engineer David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Pamela Kroll, Secretary to the Planning Board Absent: Lindsay Krakauer Agenda: 1) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block H, Amended Site Plan and Final ARB Approval- Draft resolution 2) LL Parcel F, LLC, Edge-on-Hudson Riverfront Development, DeCicco & Sons supermarket, Amended Site Plan & ARB approval - Draft resolution 3) 46 Hudson St., LLC, 46 Hudson Street, Proposed three-family residence, Site Plan approval- Status presentation 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 - Preliminary presentation 6) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II Waterfront Open Space, Site Plan approval- Presentation 7) Approval of minutes, January 19, 2023 1. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block H, Amended Site Plan & Final ARB approval - Draft resolution Elizabeth Darby is the Vice President of Construction for Hines representing the applicant. Ms. Darby stated that they submitted the finalized sanitary sewer report for Phase II. Benjamin Nielsen asked Anthony Catalano if the engineering issues have been resolved. 1 (2/16/23) �Mr. Catalano stated that he has consulted with the applicants engineers and James Natarelli, and that they are comfortable moving forward with the resolution. David Smith stated that the draft resolution reflects the submission of the amended sanitary sewer report last dated February 8, 2023. Acting Chairperson Carney requested that the applicant address the concerns related to the wayfinding signage condition. Peter Chavkin is a Managing Member of Biddle Real Estate Ventures on behalf of Lighthouse Landing Communities, LLC. Mr. Chavkin stated that they have reviewed the draft resolution and that there is a condition in the resolution requiring that the applicant submit the application for way-finding signage by the March meeting. Mr. Chavkin requested that the finalized wayfinding signage be a condition of the Certificate of Occupancy since the operators for the commercial uses have not be identified. David Smith asked Mr. Chavkin if the way-finding signage is only for the commercial use parking. Mr. Chavkin stated that there would be four to six zoning required residential parking spaces located in the Northlight garage. Mr. Chavkin suggested that the Board could make the wayfinding signage a condition of the first residential or commercial temporary Certificate of Occupancy for the Daymark building. Members of the Board agreed with the condition change. Mr. Chavkin requested the condition of the landscape screening for the electrical equipment by Ichabod’s Landing in the Village Green Park be a condition of the issuance of the Certificate of Occupancy since they have already submitted the landscape plan, and a field test is required upon completion. David Smith asked Peter Chavkin to confirm if the way-finding signage would direct patrons to parking and the use of the commercial space. Sean McCarthy stated the way-finding signage is required for parking designations only. Restaurants would have identifying signage on their building or may require signage to inform patrons where offsite parking is available if necessary. The Planning Board and the consultants discussed the suggested changes to the conditions of the draft resolution. David Smith read the proposed changes to the conditions of the draft resolution. Benjamin Nielsen asked Mr. Chavkin for the timing of the garage construction and the field test. Mr. Chavkin stated that they could complete the slab work for the garage ramp within the next six months so the Building Department can conduct the field test. 2 (2/16/23) �Motion was made to approve the resolution as amended. Moved: Harries Seconded: Nielsen Acting Chairperson Carney - yes Rachelle Gebler - yes Kersten Harries- yes Benjamin Nielsen - yes Vote 4-0 APPROVED 2. LL Parcel F, LLC, Edge-on-Hudson Riverfront Development, DeCicco & Sons Supermarket, Amended Site Plan & ARB Approval- Draft resolution Lucio DiLeo stated that he is the Principle of Studio Rai Architects representing the Applicant for the proposed changes to the DeCicco & Sons Supermarket and asked if the Board had questions since the last meeting. Acting Chairperson Carney solicited comments from the Board. There were no comments from the Board. Acting Chairperson Carney stated that the Board has reviewed a draft resolution prepared by David Smith. David Smith stated the Planning Board waived the requirement for a public hearing at the January meeting and that the conditions of the March 21, 2021 Site Plan approval remain as part of the requested amended site plan approval. Motion was made to approve the resolution. Moved: Gebler Seconded: Harries Acting Chairperson Carney - yes Rachelle Gebler - yes Kersten Harries- yes Benjamin Nielsen - yes Vote 4-0 APPROVED 3. 46 Hudson St., LLC, 46 Hudson Street, Proposed three-family residence, Site Plan approval – Status presentation The application has been adjourned to the March 23, 2023 meeting pending approval at March 15, 2023 Zoning Board of Appeals meeting. No action was taken. 4. Gabe Realty Corp., 305 North Washington Street, Proposed three-family residence Site Plan approval- Presentation The applicant has requested an adjournment to the March 23, 2023 meeting. 3 (2/16/23) �No action was taken. 5. Hudson Pines, LLC, 180 Bedford Road, Amended Site Plan approval-Preliminary Presentation Kimberly Martelli stated that she is the Principle of KTM Architect representing the applicant. Ms. Martelli stated the application proposes to expand the previously approved conservatory building to the Main House structure from 300 square feet to 400 square feet and to enlarge the garage by approximately 5 feet in depth, from 18.75 feet deep to 21.25 feet deep. Underground propane tanks are proposed to serve the heating, cooling, and cooking equipment for the Main House, the Carriage House, and to serve two emergency generators. The original application proposed the generators as enclosed structures. The revised application proposes to regrade the property and remove the generator enclosures. The generators would be open to air, have enclosures build around them with two separate tiered retaining walls to provide sound attenuation for the residence structures. Kersten Harries stated that the Board has concerns on how the applicant will screen the generators from the public right-of-way and if the existing fencing will act as a visual screen. Ms. Martelli stated that the original Planning Board approval for the Main House included a landscape plan that would be applicable to this application where a condition of the resolution requires that they submit a final planting plan to the Building Department prior to the issuance of the Certificate of Occupancy. Ms. Martelli suggested that she could submit the final as-built plan to the Planning Board. Ms. Harries asked Ms. Martelli if the plantings would screen the generators from the public right-of-way. Ms. Martelli stated that the generators would sit low on the property within the grading and will be set back approximately 77 feet back from the property line and 95 feet back from public rightof-way, where the buffer dimensions will allow for landscaping to screen the generators. Acting Chairperson Carney asked Ms. Martelli if they have considered the screening within the line of site from public road since it is a historical district. Ms. Martelli stated that their engineers evaluated several generator and propane tank locations in terms of the zoning requirements, topography of the site, service availability, and functionality for the structures they will serve. Ms. Martelli stated that she is confident that they will be able to provide sufficient landscaping to screen the generators from the public right-of-way. Benjamin Nielsen asked Ms. Martelli to confirm that the existing access road is 6 to 8 feet below the proposed generator elevations. Mr. Nielsen stated that the access road reduces the ability to screen views from Bedford Road. Mr. Nielsen suggested they utilize four season evergreen plantings for screening and suggested bringing the retaining walls around and moving the access way to the left side of the generators. 4 (2/16/23) �Ms. Martelli provided the grade elevations as they relate to the proposed generator locations. Ms. Martelli stated that the existing access road is a walking path and that she will submit 3D models that provide the passage way and the access to the site from Bedford Road. Mr. Nielsen asked Ms. Martelli was color the generators will be. Ms. Martelli stated that the generators will be grey and that they will submit details for the sound attenuation enclosures with the Building Permit submissions. Acting Chairperson Carney asked Ms. Martelli to describe the testing schedules for the generators. Ms. Martelli stated that the generators would be tested alternately one a week and run for approximately 20-25 minutes. Mr. Nielsen asked Ms. Martelli to confirm what type of vegetation would be surrounding the propane tanks. Ms. Martelli stated that there will be full grass coverage over the propane tanks and the 14 filling ports at the top of each tank will be green to blend in with the landscaping, and will be perpendicular with the grade drop. Mr. Nielsen asked Ms. Martelli if there are plans to add additional landscaping behind the propane tanks. Ms. Martelli stated that the applicants requested that they keep the hillside as a cleared opening for recreational activities. Motion was made to waive the public hearing for the Amended Site Plan application. Moved: Harries Seconded: Gebler Acting Chairperson Carney - 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 March 23, 2023 meeting. Moved: Nielsen Seconded: Harries Acting Chairperson Carney - yes Erin Carney - yes Kersten Harries- yes Benjamin Nielsen - yes Vote 4-0 APPROVED The Board requested that Ms. Martelli submit revised landscape plans and renderings to detail the views from Bedford Road for the March 23, 2023 meeting. 5 (2/16/23) �6. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development Phase II Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalPresentation Andrew Tung is an associate with DTS Provident Engineering representing the applicant. Mr. Tung stated that the recent submission included the first full set of engineering and landscape drawings. Mr. Tung stated that they received the engineering comments from Woodard & Curran. Mr. Tung provided an update on the Army Corp DEC permitting for the waterfront activities and stated that the initial repairs to the riprap along frontage as well as outfall repairs from the former existing outfalls and some new outfall piping. The second set of permits granted for the fishing pier and dine and dock structure have a limited time schedule for when the work the in water can occur, and will commence this upcoming September and October. Mr. Tung stated that Lanie McKinnon will continue the discussion related to the elements Phase II relating to the future interpretive center and the kayak launching. Lanie McKinnon is a landscape architect from Nelson Byrd Woltz Landscape Architects representing the applicant. Ms. McKinnon stated that the presentation focuses on the ice-skating rink, the Overlook, and the access to the Cove for kayak launching. Ms. McKinnon indicated on the site plan the location for the proposed temporary ice-skating rink. Their research indicated that the appropriate size for a community rink is 40 x 60 and it will accommodate 50 people. The proposed lawn area would allow the Village to use the space as an ice-skating rink in the winter, a recreational lawn area in the summer, and limit the amount of hardscape on the waterfront. Kersten Harries asked Ms. McKinnon to confirm that the proposed rink does not include a mechanical system that will keep it cold when it is above freezing temperatures. Ms. McKinnon stated that Ms. Harries is correct and that the ice-skating rink will only be useable in freezing conditions. Ms. Harries stated that she is concerned that the trending warmer winters will limit the use of the proposed ice-skating rink and that the yearly installation costs would outweigh the benefits. Ms. McKinnon stated that staff could complete the rink installation within two days and the cost is minimal as detailed in the submission Figure No. 30. A hardscape option would have implications with the water runoff on site. Benjamin Nielsen asked if there are ice-skating rinks systems with an underground membrane that would improve the appearance and fit-in with the quality of the park. Ms. McKinnon suggested that the Village could install include a temporary railing and that the photograph submitted represent the size and not the full aesthetics of the rink. Mr. Chavkin stated that the rink product specified is in use in another river town and that Briarcliff Manor uses the same system on a tennis court. Mr. Chavkin stated that they would agree to supply the protective boards that rise up around the ice-skating rink as part of the first year’s installation. 6 (2/16/23) �Kersten Harries asked Mr. Chavkin if there are ice-skating rinks that can keep the ice frozen even when the outside temperature is not below freezing. Mr. Chavkin stated that ice-skating rink systems that are capable of keeping the ice frozen are permanent structures. They were encouraged not to install a permanent structure because keeping the lawn during the summer is important for water runoff. Mr. Nielsen asked Mr. Chavkin where the idea for the temporary structure came from. Mr. Nielsen stated that the original concept plan included a four-season feature where a water fountain converted into an ice-skating rink. Ms. McKinnon stated that the play fountain still exists and will be more in line with the boathouse and it was determined that the area isn’t large enough to put the ice-skating rink system over it. David Smith stated that as part of the Riverfront Concept Plan, there was an opportunity to create a water feature in the third portion of Tappan Zee Park where during the seasonal winter months, the area would be flooded to create an area for ice-skating. The concept to having a more formal skating rink was a suggestion from a member of the Board of Trustees and the Recreation Department. Mr. Nielsen asked Ms. McKinnon if the skating rink system could be customized and suggested that they explore adding a seat wall that could be used in the winter and summer months Ms. McKinnon stated that the rink could be set up in a different shape and that they focused more making sure that the size of the rink fit in the proposed space. Mr. Chavkin stated that they are willing to explore the seat wall options for the rink area. Anthony Catalano suggested that they consider a permanent fountain type feature for the summer months that converts into a skating rink in the winter where there is seating around it. Mr. Chavkin stated that they are happy to explore the idea in a Work Session. Conversations they have had indicated that the Village did not want the responsibility of maintaining mechanical equipment to maintain freezing and that preserving the lawn area for three seasons was important. Mr. Nielsen asked Ms. McKinnon to walk through the programing and the proposed uses for the different park spaces. Ms. McKinnon provided a summary of the different landscapes, topography, and the proposed uses for the elements of the Phase II Waterfront Space and how the pathways connect to other locations on the site. Mr. Chavkin stated that in the last meeting they received a request to consider having terraced riprap for easier access to the river. Mr. Chavkin stated that the group that obtains the water board permitting consulted with various regulatory authorities. The response was that if a terraced riprap stays at above the mean high water line, it would not require an additional permit. 7 (2/16/23) �Since the river is tidal, the terraced riprap may not be useful for kayak users. Mr. Chavkin stated that they do not want to commit to something that requires an additional permit review where timing could be nine to twelve months for approval since they need to complete the riprap work prior to construction. Mr. Chavkin requested that the Board does not required for them pursue the terraced riprap in order to prevent construction delays. Mr. Nielsen stated that the fundamental part of the waterfront development is to get residents and visitors down to the water and asked Mr. Chavkin to explain how the plan would accomplish that. Mr. Chavkin stated that the plan gets people down to the water at the existing beach on the cove, the floating dine and dock structure, and the areas of the riprap at the southern faces where it is less steep. Mr. Nielsen stated that the plan appears, as an upland park next to the river and that there should be discussions on providing opportunities for getting down to the water and integrating the “Green Crescent” concept within the Edge-on-Hudson Development and Kingsland Point Park. While he understand the reasons avoiding the in river work-permitting process, there is already a dock that was eliminated from the plan. Mr. Chavkin stated that he is happy to discuss these concerns when the time is appropriate. In their first permit application for the water work, they tried to expand sandy beach area and the regulatory authorities told them that it was a non-start. Rachelle Gebler stated that if they will not be installing ramps into the river to launch a kayak, then she would like to see the larger boulders in the riprap to allow people to get closer to the water. Acting Chairperson Carney stated that as part of the Waterfront Linkage Study prepared in the 2002, it is very clear in the photos presented that there were discussions about seamless access to the water. The larger stones would bring an opportunity for people to sit and be close to the water in a less formal way than the park features. Acting Chairperson Carney stated that the Planning Board is discussing scheduling a Work Session with Public Space Council on March 1, 2023 to discuss the connections of this phase of the Waterfront. Ms. Harries asked Peter Chavkin if there are any updates related to grants and funding resources and pending approval, when do they anticipate starting the work. Mr. Chavkin stated that they are pursuing the grant opportunities but there are no resolutions. Their intention is to start construction as soon as possible. Mr. Nielsen asked Mr. Chavkin to confirm that the boathouse is not part of the current plan. Mr. Chavkin stated that the boathouse is not part of the current plan and he outlined the area on the plan that will be part of a future submission. Mr. Nielsen asked Ms. McKinnon how they plan to avoid the congestion from the beach area to Kingsland Point Park. 8 (2/16/23) �Ms. McKinnon stated that the intention is to keep people heading to Kingsland Point Park on the higher elevation pathways. Mr. Nielsen asked Ms. McKinnon is there are seating amenities proposed at the beach area. Ms. McKinnon stated that the beach area is also a flood way channel area so they can’t install benches. There was a discussion between the Planning Board and the applicant team regarding Kingsland Point Park, the beach area, and the pathway connections as they relate to the coordination of approvals and permissions with Westchester County and the Village of Sleepy Hollow. No action was taken. 9. Approval of minutes- January 19, 2023 Motion was made to approve the minutes from the January 19, 2023 meeting as amended. Moved: Harries Seconded: Gebler Acting Chairperson Gebler - yes Erin Carney - yes Kersten Harries- yes Benjamin Nielsen - yes Vote 4-0 APPROVED Motion was made to adjourn the meeting at 8:30 PM. Moved: Nielsen Seconded: Harries Vote 4-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 9 (2/16/23) � 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/. 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