https://sleepyhollow.localarchives.org/files/original/910acd9f4922234d8b7fc9d56a6a5f8a.pdf 9b4c28b6654ed252798b335c7cd1cba9 PDF Text Text Village of Sleepy Hollow Planning Board Minutes May 18, 2023 The regular meeting was called to order at 7:00 PM by Acting Chairperson Harries Acting Chairman Harries summarized the items on the agenda. Present: Kersten Harries, Acting Chairperson Erin Carney Benjamin Nielsen Benjamin Sirota Rachelle Gebler Also Present: Daniel Pozin, Acting Village Attorney James Natarelli, Village Engineer David Smith, Village Planner Sean E. McCarthy, Building Inspector Pamela Kroll, Secretary to the Planning Board Absent: Lindsay Krakauer Agenda: 1) 46 Hudson St., LLC, 46 Hudson Street, Proposed three-family residence, Site Plan approval- Continued public hearing, Draft resolution 2) Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, Architectural Review Approval- Presentation 3) Gabe Realty Corp., 305 North Washington Street, Proposed three-family residence, Site Plan approval- Presentation 4) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II Waterfront Open Space, Site Plan & Wetlands Watercourse Permit approvalPresentation- Requested adjournment 5) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P & N Townhomes Phase II, Architectural Review approval - Presentation 6) SDC Lighthouse Landing Realty LLC, Edge-on-Hudson Riverfront Development, Proposed medical office building, Site Plan and Architectural Review ApprovalPreliminary presentation- Requested adjournment 7) Vinay Gupta and Vanina Schick, 1 Kelbourne Avenue, Proposed addition and alterations, Site Plan and Architectural Review Approval – Preliminary presentation 8) Approval of minutes, April 20, 2023 1 (5/18/23) �1. 46 Hudson St., LLC, 46 Hudson Street, Proposed three-family residence, Site Plan approval - Continued public hearing, Draft resolution A motion was made to open the public hearing. Moved: Harries Seconded: Gebler Vote 5-0 Brian Hopkins is the architect representing the applicant. Mr. Hopkins stated that the design was adjusted based on recommendations from the Zoning Board of Appeals and the Planning Board, and no changes have been proposed since the last meeting. Acting Chairperson Harries solicited comments from the Board. Benjamin Sirota asked Mr. Hopkins if asphalt roofing shingles are proposed and to confirm the style of the gutters and downspouts, and if they are proposed on the garage side of the house. Acting Chairperson Harries asked Mr. Hopkins if gutters and downspouts are proposed on the north and south elevations. Mr. Hopkins stated that the roofing would be asphalt shingles and that gutters and downspouts are proposed in K-style or six-inch seamless, and they are proposed on the north and south elevations. Acting Chairperson Harries asked Mr. Hopkins where the gas meters would be located. Mr. Hopkins stated that the utilities are proposed as all-electric. Sean McCarthy asked Mr. Hopkins how gutters are proposed for the decks. Mr. Hopkins stated that gutters would be built within the deck. Acting Chairperson Harries asked Mr. Hopkins if the base of the building would be concrete. Mr. Hopkins stated that the exposed areas of the building just above the grade would be stucco. Benjamin Sirota asked Mr. Hopkins if the upper porch gable roof would be an open triangle without accessible space. Mr. Hopkins stated that the gable roof is an open triangle, and drainage will be designed for the porch. Acting Chairperson Harries solicited comments from the public. Clara Teagle is the owner of 38 Hudson Street. Ms. Teagle stated that she opposes the 3-foot setback approved by the Zoning Board of Appeals on the north side because the Zoning Code states that the setback should be a minimum of 5 feet. William White stated that he lives at 48 Hudson Street and that there has always been sunlight, ventilation, and privacy on all four sides of the house. The proposed application would dwarf the 2 (5/18/23) �single-family homes on both sides of 46 Hudson Street. Mr. White requested that the Planning Board send the application back to the Zoning Board of Appeals to modify the approval resolution to enforce the five-foot setback Zoning Code regulation. Correspondence was received from William White on May 15, 2023, and from Clara Teigle on May 18, 2023 (See attached Exhibits #1 and #2) There were no other public comments received. A motion was made to close the public hearing. Moved: Harries Seconded: Gebler Vote 5-0 Acting Chairperson Harries asked David Smith to read the conditions of the draft resolution. David Smith read the resolve clauses and the conditions of the draft resolution. Benjamin Nielsen stated that the application is before the Planning Board for Site Plan and Architectural Review approval and asked the Village Counsel to confirm that the comments related to the variances granted by the Zoning Board of Appeals are not within the Planning Boards’purview to discuss. Daniel Pozin stated that the area variances granted by the Zoning Board of Appeals are not within the Planning Board’s purview to dispute or to send back to the Zoning Board of Appeals for revision. The Zoning Board of Appeals has adopted the resolution. Acting Chairperson Harries asked if the variances grant the property to be developed as approved. Sean McCarthy stated that the approved variances permit the construction of the proposed project and supersede the Code requirements for the R-5 Zoning District. A motion was made to approve the resolution. Moved: Gebler Seconded: Nielsen Acting Chairperson Harries - yes Erin Carney - yes Rachelle Gebler -yes Benjamin Nielsen - yes Benjamin Sirota - yes Vote 5-0 APPROVED 2. Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, Architectural Review approval - Presentation Christopher Barbagli is an associate with Vassalotti Architects representing the applicant. Mr. Barbagli presented updated renderings that incorporated the colors, sizes, views, and utility locations. Mr. Barbagli stated that they submitted an updated landscape plan and site lighting 3 (5/18/23) �plan, including photometric details for the wall lights outside the building. A revised roof plan was submitted to include the mechanical equipment and railings. Acting Chairperson Harries suggested that Mr. Barbagli display the full site plan for comments or questions. Mr. Barbagli presented the revised lighting plan. James Natarelli stated that the lighting levels in the back-angled parking area and the central island may be low and not meet the code foot-candle requirements. Mr. Natarelli suggested they consider ambient lighting to increase the photometric levels in those areas. Mr. Barbagli stated that they would calculate how ambient lighting would affect the photometric levels in the suggested areas and asked if any changes could be part of permit approvals. Mr. Natarelli stated that he would be comfortable with working out the final lighting solutions during the permit approvals. Mr. Barbagli presented the roof plan and stated that updates include the addition of fencing and planters. Rachelle Gebler asked if screening is proposed around the rooftop mechanical equipment. Acting Chairperson Harries asked Mr. Barbagli for the height of the mechanical screening. Mr. Barbagli stated that mechanical equipment screening is proposed at five feet high. Benjamin Sirota stated that the egress stairs are not code-compliant for one-third of the diagonal distance. He requested that the applicant consider if shifting the stairs would affect the floor plans and the elevator. James Vassalotti is the architect for the application and stated that he would recalculate the stair distance. Mr. Vassalotti stated that the application has been before the Board for two years and questioned why this issue is just being discovered. Sean McCarthy addressed Mr. Vassalotti and stated that he is the architect for the project and is required to provide code-compliant drawings to the Planning Board. Mr. McCarthy stated that Mr. Vassalotti should verify his calculations because if the stair or the elevator has to be moved, the application would be required to come back before the Planning Board for approval. Benjamin Sirota stated that the proposed exterior elevation details are architecturally similar in proportion to the adjacent residential buildings. James Vassalotti stated that the Board encouraged them to blend in the building with the existing streetscape. Rachelle Gebler stated that the Board had requested that the applicant design the building similar to the surrounding buildings. 4 (5/18/23) �Sal Alesci stated that he is part of the development team. Mr. Alesci stated that Mr. Sirota’s comments had been discussed, and the design has changed multiple times during the Planning Board reviews. Frank Alesci is the property owner and stated that the Planning Board abused them for two years, and they aren’t going to make any more changes. Sean McCarthy directed that the applicant team permit the Board members to ask their questions so they can move forward. Mr. McCarthy suggested that Mr. Barbagli present all the changes made for this submission in hopes that comments will be resolved. Mr. McCarthy suggested that Mr. Barbagli present the additional renderings that will promote the rooftop amenity. Mr. Barbagli presented the updated renderings to show the rooftop amenity, where the smaller landscaping was added, the elevator bulkhead, and the rear yard common area. Mr. Barbagli presented the revised landscape plan to include all native plantings. Acting Chairperson Harries stated that she appreciates the updated renderings and views. Allowing their newest Board member to ask questions was not intended to be an attack or to delay the approval. The proposed project will be seen by many and will have a big impact on the downtown Village. Benjamin Nielsen stated that the outdoor spaces and the revised landscape plan are big improvements to the project. Erin Carney thanked the applicant team for working with the Planning Board during the long process. Ms. Carney suggested that the applicant consider shading options for the rooftop amenity space. Acting Chairperson Harries stated that she encourages the architect to evaluate the code compliance of the egress to determine if changes are required that will affect the elevations and require Board approval. Acting Chairperson Harries requested that David Smith draft a resolution for the June 22, 2023, Planning Board meeting. 3. Gabe Realty Corp., 305 North Washington Street, Proposed three-family residence Site Plan approval- Presentation Greg Caccioppoli stated that he is the engineer representing the applicant. Mr. Caccioppoli presented a revised site plan drawing and stated that a three-foot wide land strip was added to the perimeter of the parking area for proposed landscaping. The revised plan proposes to shift the building toward North Washington Street to allow sufficient backup room behind the compact spaces labeled #1 and #2 and to create more green space. The revised plan includes replacing the concrete sidewalks along North Washington Street and Howard Street and adding a crosswalk. The revised plan proposes a curb cut that eliminates the two parking spaces on Howard Street. Egress window wells were added to the rear of the building. The size of the rear patios was reduced to create a separation from the rear property line. Mr. Caccioppoli stated that he intends 5 (5/18/23) �to address the engineering comments prior to the next meeting. Mr. Caccioppoli presented the revised landscape plan and stated that additional plantings were added to the area surrounding the parking lot. Acting Chairperson Harries requested that Mr. Cacciopolli present the floor plans and elevations. Mr. Cacciopolli presented elevation drawings and stated that the proposed changes include eliminating the rear dormers and changing the rear porches roof style from gable to shed. Acting Chairperson Harries asked Mr. Cacciopolli to indicate which building elevation would face North Washington Street. Mr. Cacciopolli indicated which building elevation is proposed to face North Washington Street and stated that the proposed landscaping would provide screening. Acting Chairperson Harries asked Mr. Cacciopolli where the proposed utilities will be located. Mr. Cacciopolli stated that domestic water and sewer lines are proposed at the front end of the building, and the fire water service is proposed to come in from North Washington Street but, may be revised based on the Village Engineers’ comments. The air conditioning condensers are proposed on the North Washington Street elevation. Since the building is proposed as electric, they do not require gas meter locations. Acting Chairperson Harries suggested that Mr. Cacciopolli consider moving the air conditioning condensers to the parking lot side or the rear of the building to avoid visibility on a corner lot. Acting Chairperson Harries suggested Mr. Cacciopolli consider having the end unit facing North Washington Street. Mr. Cacciopolli stated that condensers are not proposed near the parking area to avoid cars backing into them. Mr. Caccopolli stated that he would address alternate options for the next submission. Acting Chairperson Harries requested that renderings be provided that incorporate the landscaping with the proposed elevations. Mr. Cacciopolli stated that changes to the floor plans include mirroring the unit to provide windows on the side, a basement layout, and extending the front porches from three feet to four feet in length. Acting Chairperson Harries asked Mr. Cacciopoli to describe the basement plan. Mr. Cacciopolli stated that a playroom is proposed in the rear of the basement with egress windows. The utilities are proposed underneath the staircases. The waterline is proposed to come in from North Washington Street for the backflow prevention device, and the domestic water lines would be extended to each unit for the bathrooms and the tankless hot water heaters in each unit. 6 (5/18/23) �Acting Chairperson Harries asked Mr. Caccioppoli why there are two doors proposed for each bathroom. Mr. Caccioppoli stated that he was unsure why two doors were proposed and that he will remove them if unnecessary. Acting Chairperson Harries asked Mr. Caccioppoli if the window wells are considered a second means of egress for the proposed playroom. Mr. Caccioppoli stated that the window wells are code-compliant means of egress. Benjamin Nielsen asked Mr. Caccioppoli how many bedrooms are proposed in each unit and how many parking spaces are required. Mr. Caccioppoli stated that the plan proposes (3) two-bedroom units and requires six parking spaces. Benjamin Sirota asked Mr. Caccioppoli to provide the plan that shows the variances that will be requested. Mr. Caccioppoli stated that he calculated the average distance from the curb to each home on North Washington Street and Howard Street. The average setback on North Washington Street is 23.5 feet, and the average setback on Howard Street is 13.5 feet. The minimum required setback on North Washington Street is 20 feet, and the proposed setback is 6.5 feet. The minimum required setback on Howard Street is 10 feet, and the proposed setback is 7.6 feet. Acting Chairperson Harries asked how the proposed building location compares to the averages of the neighboring buildings. Mr. Caccioppoli stated that the proposed building location is within 3 to 4 feet of the average. Benjamin Sirota asked if the 23.5 feet setback on North Washington Street was calculated from front porches or the building façades. Mr. Caccioppoli stated that the 23.5-foot setback was calculated from the front porch foundations on North Washington Street. Benjamin Nielsen asked Sean McCarthy to explain the Code defined difference between a playroom and a bedroom. Mr. McCarthy stated that if a room is designed where you could use it for sleeping purposes, it would be considered a bedroom. Chairperson Harries stated that if the basement room is considered a bedroom, it affects the parking requirements. Mr. McCarthy stated that since there is a closet, bathroom, and separate doorway, it is preferred that the applicant decides on the proposed use for the room in the basement, even if a bedroom 7 (5/18/23) �would trigger an additional variance request. Using the room as a bedroom would cause enforcement issues if a Certificate of Occupancy is issued as a recreation room. Mr. Caccioppoli stated that he would determine the applicant’s proposed use of the basement prior to submitting their application to the Zoning Board of Appeals. There was a discussion between the Board and Mr. Caccioppoli regarding the proposed site parking versus the amount of impervious surface. The Board suggested designing a better site plan may include seeking a variance for the required parking. James Natarelli asked Mr. Caccioppoli why there is a gap between the parking space labeled number #6 and why the curb is offset. Mr. Caccioppoli stated that there are two feet of pavement in between the curb and parking space number #6 because of an existing drain inlet. Mr. Natarelli suggested that if the spacing could be shifted, it may allow for more space for parking space #1 to turn around. Mr. Natarelli requested that Mr. Caccioppoli submit the vehicle tracking for review. Acting Chairperson Harries asked if the back patios will be separated. Mr. Caccioppoli stated that a six-foot length privacy fence and plantings are proposed in between the patios. The Board suggested that Mr. Caccioppoli consider moving the air conditioning condenser units to the back elevation or splitting them so they are not all located at the North Washington elevation. Mr. Natarelli requested that Mr. Caccioppoli review the code requirements for screening parking spaces that are on the Village right-of-way and coordinate the site plan and landscaping plan accordingly. Mr. Caccioppoli requested that the Board refer the application to the Zoning Board of Appeals. Acting Chairperson Harries stated that the Board wants to be sure that the variances they will be requesting are accurate. Gabriel Arango is the owner of the property. Mr. Arango stated he is proposing to use the basement as storage space and that he could eliminate the closet, and separate the space into half storage and half recreation room. Mr. Arango stated they would also eliminate the shower in the bathroom. Benjamin Sirota asked if a variance is required for the two compact parking spots. Mr. McCarthy stated that the two compact parking spots would not require a variance as long as the parking spot labeled #1 had the proper backup space. If the parking space can’t be counted as a legal space, the applicant would be required to request a variance for one space. 8 (5/18/23) �Mr. Sirota asked if the compact space on the street, proposed for elimination, could be counted as a parking space. Mr. McCarthy stated that the compact street space would not be a part of the variance request and that when the driveway is located, the Village can determine if there is a viable compact spot available. A motion was made to refer the application to the Zoning Board of Appeals. Moved: Gebler Seconded: Nielsen Vote 5-0 A motion was made to schedule a public hearing for the July 20, 2023 Planning Board, meeting pending ZBA approval. Moved: Nielsen Seconded: Carney Vote 5-0 4. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II –Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalPresentation The applicants have requested an adjournment to the June 22, 2023 meeting. The application was adjourned to the June 22, 2023 Planning Board meeting. No action was taken. 5. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development Block O/P & N Townhomes Phase II, Architectural Review approval- Presentation Bill McGuiness is the Founder of Sun Homes. Mr. McGuiness presented a rendering to illustrate the proposed massing and composition of townhome buildings on the site. Mr. McGuines stated that the changes submitted include scaling down the white façade element on the west and interior elevations. The buildings are proposed to jog at every party wall with alternating brick materials. The window shapes and mullion patterns are proposed to vary between the end and the interior elevations. Mr. McGuiness stated that he would be happy to prepare a more photorealistic rendering of the proposed changes. Rachelle Gebler stated that she appreciates the changes proposed to tone down the white façade elements and the articulations added to the front of the buildings. Ms. Gelber stated that she is comfortable referring the application to the Board of Trustees to make the final call regarding the three to four-story interpretation. Acting Chairperson Harries stated she is comfortable endorsing the revised interpretation and recommending the revised plan to the Board of Trustees for a discussion at the next work session. Acting Chairperson Harries directed David Smith to prepare a draft resolution for the June 22, 2023, meeting pending approval from the Board of Trustees. 9 (5/18/23) �6. SDC Lighthouse Landing Realty LLC, Edge-on-Hudson Riverfront Development, Block A, Proposed medical office building, Site Plan and Architectural Review Approval - Preliminary presentation The applicants have requested an adjournment to the June 22, 2023 meeting. The application was adjourned to the June 22, 2023 Planning Board meeting. No action was taken. 7. Vinay Gupta and Vanina Schick, 1 Kelbourne Avenue, Proposed addition and alterations, Site Plan and Architectural Review Approval - Preliminary Presentation Niall Cain stated that he is the architect representing the applicants. Mr. Cain presented photographs of views of the existing house and stated that the house is located on North Broadway and is the first house on Kelbourne Avenue on the north side of the street. Mr. Cain presented renderings of the proposed house and stated that the existing house is non-conforming. The front of the current house is 28 feet back from the property line. The proposed third-story addition will require a variance for additional height within the setback. The proposed front portico/vestibule addition will require a variance. Mr. Cain stated that the proposed plan would open up the side of the house to the east, eliminate the asphalt and replace it with raised planting beds. Mr. Cain stated that a covered car structure is proposed at the back east end of the house. The proposed two-story addition on the back of the house will require a variance. Mr. Cain stated that the proposed picket fencing will require a variance and be reinstalled entirely within the property lines. Mr. Cain stated that the applicant proposes to keep the existing curb cub and reuse the existing foundation. Mr. Cain described the proposed siding material as a rain screen technology bamboo product that is more durable than IPE. The proposed wrap-around driveway will consist of impervious brick materials that could handle 500 inches of rain per hour. Mr. Cain stated that he added the turning radius diagrams to the site plan and that the data is not included on the copies submitted to the Board. The proposed windows will be Weathershield black aluminum with zinc metal trim. Grass pavers are proposed at the vehicle turnaround area. Covered walkway canopies will connect the carport to the main house. Internal gutters will disappear into the structure, and downspouts will be hidden in the lattice. Air-source heat pumps are proposed for utilities, and they are investigating to the possibility of geothermal. There are three trees proposed for removal that are between six and eight inches in diameter. Fir trees are proposed for planting to increase the buffer along North Broadway. Mr. Cain described the proposed lighting and plantings for the site. Mr. Cain stated that although the plan includes black bamboo, it would be contained in a raised platform in the front of the house. Acting Chairperson Harries solicited comments and questions from the Board. David Smith stated that the Board has been clear with all past applicants that invasive species are not permitted and that all native species are to be included in the landscape plan. Benjamin Nielsen asked if the applicants have considered alternative options for the driveway or putting the entry on the west side of the property. 10 (5/18/23) �Mr. Cain stated that removing the existing asphalt would be a benefit to the adjacent neighbors, the applicants don’t want to enter from North Broadway, and there will not be a curb cut safety issue. Vanina Schick is an owner of the property and stated that it will be more attractive to have the front of the house facing Kelbourne Avenue and the North Broadway road side isn’t the side they want to spend the most time on. They are proposing to reinvent the west side of the house. Benjamin Sirota asked the applicants if using the existing foundations is a cost decision and if they considered pushing the house back with new foundations. Vinay Gupta is an owner of the property and stated they are keeping the existing foundation because they don’t want to cut down the two large oak trees in the rear yard. Erin Carney requested that the applicants revise the landscaping plan to include the native planting from the provided list and stated that the Village and Westchester County are struggling with invasive plants in public spaces and along the river. James Natarelli asked Mr. Cain to provide details regarding the proposed grading along the western property line and the driveway side. Mr. Cain stated that there is an 8 percent slope at the western property line and less than 5 percent in certain areas of the driveway. Mr. Natarelli requested that Mr. Cain submit revised drawings to indicate the grade lines better. Mr. Natarelli asked Mr. Cain to describe the existing wall conditions. Mr. Cain stated that there is a concrete block wall that is proposed for replacement with a stone wall. Mr. Natarelli requested that Mr. Cain consider drainage and weep holes coming from the property to the west when designing the proposed walls. Mr. Cain stated that he will investigate what is required to install the proper drainage for the proposed walls. Mr. Natarelli requested that Mr. Cain investigate if there are maximum slope restrictions for installing the driveway pavers when there is a slope greater than 5 percent. Mr. Natarelli requested that Mr. Cain perform the percolation tests and stormwater calculations for the next submission. Mr. Natarelli requested that Mr. Cain submit the driving turning movement calculations to the Planning Board and that also includes vehicles coming out of the driveway. There was a discussion between the Board and the applicants on how residents enter and exit homes on Kelbourne Avenue. A motion was made to refer the application to the Zoning Board of Appeals for the June 21, 2023, meeting pending receipt of a revised application. 11 (5/18/23) �Moved: Nielsen Seconded: Carney Vote 5-0 A motion was made to schedule a public hearing for the June 22, 2023 Planning Board, meeting pending ZBA approval. Moved: Nielsen Seconded: Carney Vote 5-0 8. Approval of minutes- April 20, 2023 A motion was made to approve the minutes from the April 20, 2023 meeting as amended. Moved: Carney Seconded: Nielsen Acting Chairperson Harries - yes Erin Carney - yes Rachelle Gebler - yes Benjamin Nielsen - yes Benjamin Sirota - yes Vote 5-0 APPROVED A motion was made to adjourn the meeting at 9:30 PM. Moved: Harries Seconded: Carney Vote 5-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 12 (5/18/23) �Exhibit #1 ��Exhibit #2 � 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_2023-05-18_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. 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