https://sleepyhollow.localarchives.org/files/original/48658ed8fd5349c5da6bf0baeab022a5.pdf fb6cfc56ffa6a718557363524616467d PDF Text Text Village of Sleepy Hollow Planning Board Minutes June 22, 2023 The regular meeting was called to order at 6:49 PM by Chairperson Harries. Chairperson Harries listed the Board members present and summarized the items on the agenda. Present: Kersten Harries, Chairperson Benjamin Nielsen Benjamin Sirota Rachelle Gebler 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 Absent: Lindsay Krakauer Erin Carney Agenda: 1) Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, Architectural Review Approval- Draft resolution - Requested adjournment 2) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P & N Townhomes Phase II, Architectural Review approval - Draft resolution 3) Vinay Gupta and Vanina Schick, 1 Kelbourne Avenue, Proposed addition and alterations, Site Plan and Architectural Review Approval - Public hearing, pending ZBA approval 4) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II Waterfront Open Space, Site Plan & Wetlands Watercourse Permit approvalPreliminary presentation, revised application 5) Kendal-on-Hudson, 1010 Kendal Way, Proposed site alterations at cooling towers, Amended Site Plan - Preliminary presentation 6) 61 Howard St. Realty LLC, 61 Howard Street, Proposed conversion to two-family residence, Site Plan and Architectural Review Approval - Preliminary presentation 7) Approval of minutes, May 18, 2023 1 (6/22/23) �1. Francesco Alesci, 135 Beekman Avenue, Proposed multi-family building, Architectural Review approval - Draft resolution. The applicant has requested an adjournment to the July 27, 2023 Planning Board meeting. The application was adjourned to the July 27, 2023 Planning Board meeting. 2. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block O/P & N Townhomes Phase II, Architectural Review Approval - Draft resolution Chairperson Harries stated that a Board member has recused themself from voting on the application, so there is not a quorum to vote on the prepared draft resolution. The application was adjourned to the July 27, 2023 Planning Board meeting. 3. Vinay Gupta and Vanina Schick, 1 Kelbourne Avenue, Proposed addition and Alterations, Site Plan and Architectural Review Approval – Public Hearing, pending ZBA approval The application was adjourned pending approval from the Zoning Board of Appeals. 4. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II –Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalPresentation Peter Chavkin is a Managing Member of Biddle Real Estate Ventures on behalf of the applicant. Mr. Chavkin stated they are working with the Village and Westchester County on issues the Board raised about access to the beach area adjacent to Kingsland Point Park. Mr. Chavkin stated they are proposing to hold off on advancing the plan for the section of Palisades Green Park until they resolve the Boards concerns. Mr. Chavkin stated that an application was submitted to incorporate the comments related to Tappan Zee Park, Phase III, and an area they refer to as the North Buffer between Hollows Pass and Kingsland Point Park. Andrew Tung is an Associate of DTS Provident Design Engineering, LLC representing the applicant. Mr. Tung stated that the changes made to Tappan Zee Park, Phase III, include adjusting the curb cut at the northeast corner to align with the crosswalks of the adjacent blocks. Lighting has been adjusted at the west end, where it will cross over to the Waterfront Open Space. Mr. Tung stated that this phase of Tappan Zee Park is proposed to be consistent with Parts 1 and 2 for plantings, pathways, benches, lighting, and the lawn area. An open lawn area is proposed toward the Waterfront Open Space connection at Hollows Pass. Mr. Tung stated that the North Buffer area was graded in coordination with the WSP study conducted to revise the flood maps related to the East Parcel. Mr. Tung stated that a wide flat bottom channel slopes up at the edges to meet Kingsland Point Park and Hollows Pass. Planting options are limited in the 2 (6/22/23) �area to maintain flow capacity and are proposed as low meadow grasses. A grass path was added along the edge of Hollows Pass in lieu of the requested gravel walkway through the middle of the channel. The mown grass path will include bump-outs with boulders for sitting. Additional plantings are proposed along the path and the Kingsland Point Park boundary. The work includes the removal of the existing fence and the wall that runs along a portion of the property. Mr. Chavkin stated that the location of the grass path loop is proposed because the channel lies very low and catches rainwater in that area, so even during non-flood conditions, the bottom of the channel may be wet. A decomposed granite walkway through the middle would often be wet and not serve the community well. The walking loop path would connect to the parking lot in Kingsland Point Park. David Smith asked Mr. Tung if a pedestrian connection between the townhouse portion of the development and Kingsland Point Park could be constructed similarly to the emergency connection path at the north end. Mr. Smith asked Mr. Tung to describe the specific limitations of the planting plan for the North Buffer and if pollinator plantings could be incorporated. Mr. Chavkin stated that the intention is to plant meadow mix grasses that are pollinator friendly, similar to other sections of the Waterfront Open Space. They are constrained to use materials that can be mowed once or twice a season. Mr. Chavkin stated that they would explore adding an informal cross-pathway connection. Mr. Chavkin stated that there are points where the grade is higher than the channel in Kingsland Point Park, and they would not be able to regrade the park areas. Anthony Catalano requested that the applicant provide supporting documentation detailing the proposed design related to storm events, planting limitations, and maintenance perspectives. Mr. Chavkin stated that the floodplain analysis report conducted by WSP assumed the roughest coefficient of friction. Mr. Catalano stated that he would further review the report. Benjamin Nielsen stated that the study is unclear where the roughness areas are and the channel shape changes. The beach area is sensitive to flood waters, and the report was submitted as a grade comparison. Mr. Nielsen stated that the plan is considered a part of the infrastructure. He asked Mr. Chavkin if a sensitivity analysis was completed to determine if the grade could be bumped out or have more roughness in the wider channel areas. The trail to the beach areas should be higher than the channel. Mr. Chavkin stated that he is less concerned about the paved connection pathway to Kingsland Point Park being wet. Since they haven’t finalized the design for the Cove area, they have not studied opportunities to add incremental roughness into the floodway. Mr. Chavkin promised to have WSP re-evaluate the study to see if more roughness can be tolerated after they develop the final design for the second section of the Palisades Green and the Cove Area. Mr. Chavkin stated that more roughness is not ideal because it would push water to the Cove instead of straight through the park. Mr. Chavkin requested that the Planning Board approve the partial plan with the promise that after they have buy-in from the County and the Village for what the grading 3 (6/22/23) �would be for the next section, they would enhance the level of plantings. Mr. Chavkin stated that this is why they have put the (“LOMR”) Letter of Map Revision application on pause. Chairperson Harries requested that the applicant consider revising the plan to soften the channel grade along the Kingsland Point Park connections. Chairperson Harries stated that the Board requested the applicant submit the design plans for the entire Waterfront Open Space instead of moving forward with a partial plan. Chairperson Harries stated that the Board is comfortable with the applicant phasing the construction but requests to see plans for the overall design. Mr. Chavkin stated that if the Board of Trustees is willing to waive the requirement to deliver the North Buffer and Tappan Zee Park as a condition of Certificate of Occupancy for Block O/P & N townhomes, they could work out the issues with the Kingsland interface and present everything comprehensively. Chairperson Harries asked Mr. Chavkin to detail the schedule because she understands that although the Pile Permits have been issued for Block O/P & N, work has not started. Chairperson Harries stated that there seems to be time to work out the issues and present a complete plan. Mr. Chavkin stated that market fluctuations have delayed the process. They intend to have them resolved and to start driving the piles for the first and second buildings in Block O/P N before the end of the summer and complete the townhomes in a year. Mr. Chavkin stated that planting season limitations are involved in completing the work required for the Certificates of Occupancy. Chairperson Harries asked Mr. Chavkin if the plan for the proposed areas includes the plantings going in for Fall. Mr. Chavkin stated they intend to start working on the North Buffer and the section of Tappan Zee Park right away and have the plantings in by Fall. Chairperson Harries stated that holding off on the discussions for the balance of the Waterfront Open Space Park designs may cause delays in moving forward with areas requiring amended DEC approvals, and the timeframes for the amenity sections discussed may run out. Mr. Nielsen asked Mr. Chavkin to explain how the grading comparisons and flood modeling was conducted. Mr. Chavkin stated that the original WSP analysis used the grades that included the existing pathway connection to Kingsland and brought the flood waters through the park. Mr. Chavkin stated that WSP was instructed to conduct the analysis using the design grade of what they intended to propose to the Planning Board. Mr. Chavkin said WSP ran through two different design grade options. The first option proposed the building 9 1/4 feet above the base flood elevation. Mr. Chavkin stated that after looking at Village Code, they determined that the buildings would require two feet of freeboard above the base flood elevation, which would require to be at 11 feet. The plans that Planning Board reviewed included the area for the 4 (6/22/23) �Interpretive Center building having a finished floor at 11 1/4 feet, 2 feet of freeboard above the base floor elevation. Terry Fitzpatrick is an associate with Nelson Byrd Woltz Landscape Architects, representing the applicant. Mr. Fitzpatrick stated that they preformed a detailed analysis with WSP. They pushed WSP to pull the floodway north from the road to achieve the planted buffer pathway designs. Mr. Fitzpatrick stated that the North Buffer area would be compatible with what was proposed at the Cove area. Mr. Fitzpatrick described the proposed plantings and stated that once the meadow is established, it would create a valuable habitat that could be maintained once a year. Chairperson Harries asked Mr. Fitzpatrick how the meadow would be maintained to prevent invasive species. Mr. Fitzpatrick stated that mowing and spot treatment would prevent invasive species during the first two years of meadow establishment. Mr. Neilsen asked Mr. Fitzpatrick if there are options to flatten out the slope of the bump-out along the edge of the park. Mr. Chavkin stated that to create the current design, they worked with two diametrically opposed sources. Based on the WSP flooding analysis, they wanted a channel, and Nelson Bryd Woltz wanted to design the space to be beautiful and comfortable for people to utilize. The two sources worked through various iterations to get the buffer area where it will perform as needed for the flood waters. Mr. Nielsen requested Mr. Fitzpatrick to describe the proposed plantings for the buffer area and the surfacing material for the grass pathways related to durability and maintenance. Mr. Fitzpartick described the native proposed plantings and the material proposed for the grass pathways. David Smith requested that the applicant provide examples of other areas where they have successfully used grass pathways. Mr. Fitzpatrick stated they would submit some precedent images of other locations where similar grass pathways have succeeded. Chairperson Harries asked Mr. Fitzpatrick to submit the rendering of the proposed design. Chairperson Harries requested that the applicant design the crosswalk at the end of the Tappan Zee Park to prioritize its use for pedestrian traffic. Ms. Harries suggested the applicant consider raising the grade and using specialty pavers to slow traffic down since it would be used as a drop-off area for the cove. Mr. Chavkin stated they intended to include the crosswalk design with the future Palisades Green section. Mr. Chavkin stated that although he understands the desire to use a specialty paver material, it would require the Board of Trustees to agree to lose parking spaces and convert the area to loading zones. 5 (6/22/23) �Chairperson Harries asked Mr. Chavkin if the decoupling of the plans requests that the review ends at the park edge. Mr. Chavkin stated that they are trying to advance the Palisades Green section by five years and that this is significantly before the Special Permit requires them to even talk about a plan. They can not talk about accelerating the plan for the rest of the park until the issues have been resolved with the relationship between the Village and the County regarding Kingsland Point Park and permanent access to the Cove. Mr. Chavkin stated that they incur significant costs between each monthly meeting with their consultants to address the Boards comments. Mr. Chavkin stated that he doesn’t know what they will be able to do to accelerate the balance of the Waterfront until they have resolved the questions related to Kingsland and the Cove. They cannot accelerate the plans without significant cost implications. If they cannot provide access to the cove, they will be in a position to meet some of the other requests that will result in a significate expense to what they were proposing in the rest of the park. Mr. Chavkin stated that the scale and the scope of the proposed work at the Palisades Green section are significantly beyond what was contemplated in the Riverfront Design Concept Plan. What they completed in the Palisades Green and the Overlook was significantly more than initially contemplated. Mr. Chavkin stated that they have a limited budget and cannot advance the remaining sections of the plan. Chairperson Harries stated that the Village has been clear in their written responses and during public meetings that water access below the median water line and through the beach is an important requirement. Mr. Nielsen stated that having a sidewalk that ends at the sand would not meet water access requirements. Physical improvements must be made, and discussions on leveraging the cove access and required permits must continue. Mr. Chavkin stated that they would meet with the participating parties, but they can’t spend money on designing the cover area until the issues have been resolved. Chairperson Harries requested that scenarios be designed for alternative ways to provide water access if the access to the cove is unattainable. Mr. Chavkin stated that they have a limited budget and can’t design multiple iterations of plans for water access. Chairperson Harries stated that the Board prefers that the applicant submit a design concept plan for the entire space to move forward with phased sections. Mr. Chavkin stated that he could not submit a plan for the entire space. Rachelle Gebler requested that the applicant provide a way to connect the existing walkway while they are designing the plan. Mr. Chavkin stated that they intend to preserve the pathway that connects Kingsland Point Park to the County’s easement on the river side of the wall between the Promenade and the Overlook. 6 (6/22/23) �The path to the Kingsland entrance will remain available, with fencing installed to protect it from construction zones. Mr. Chavkin said they would prepare a submission for next month detailing the areas requiring temporary fencing. Mr. Nielsen requested that the applicant work out the design details for the crosswalk area for this phase. Mr. Chavkin requested that the Planning Board speak with the Board of Trustees to approve using the area as a loading zone. Mr. Chavkin stated that he would submit a plan for specialty pavers between the bump outs for a clear pedestrian connection but that he will not be able to raise the grade due to stormwater management. James Natarelli asked Mr. Tung why drainage is challenging in that area and why the grade can't be raised. Mr. Tung stated it would be difficult to have specialty pavers only on the waterfront side and suggested that the pedestrian crosswalk extends to one point at 20 feet wide. Mr. Chavkin stated that they would submit plans to show the temporary conditions that would be put in place while the Palisades waterfront section is on hold. Mr. Nielsen requested that they submit precedent examples of the grass pathways and provide additional flood modeling to include additional slope modifications. Mr. Chavkin stated that he would review the flood modeling if there are opportunities for modifications in future designs. Mr. Natarelli asked Mr. Chavkin if the materials for the emergency access path from the circle to Kingsland differ from the proposed grass pathway. Mr. Chavkin stated that rubberized mats would be under the grass path to support the emergency vehicles. Mr. Natarelli requested that the details be included in the plan. Mr.Natarelli asked Mr. Tung about the permanent plan for the low point area between the emergency access path and the train tracks and how that area drains. Mr. Tung stated there is no way to raise the existing low point without extensive work. Mr. Tung said he would speak with Mark Gratz and provide more details. Mr. Chavkin requested that the Planning Board schedule a public hearing for next month, pending the updated submission. David Smith stated that the application is not ready for a public hearing. No action was taken. 5. Kendal-on-Hudson, 1010 Kendal Way, Proposed site alterations at cooling towers, 7 (6/22/23) �Amended Site Plan approval - Preliminary presentation Alvaro Larrain stated that he is an engineer from A2L Engineering representing the applicant. Gjekote Curanaj, the Senior Facilities Manager for Kendal-on-Hudson, was also present on behalf of the applicant. Mr. Larrain presented a photograph showing the location of the existing retaining walls and the area that houses the facility’s chilling equipment. Mr. Larrain stated that there is evidence that the retaining wall supports are failing and the drainage system is not functioning correctly. The application proposes to remove the retaining walls, rebuild them at a lower elevation with cast-in-place reinforced concrete walls, and move the access to the chilling equipment to the rear. The chilling equipment's water supplies and electrical panels will be relocated as needed. Mr. Larrain stated they propose to relocate the backflow device and surface hot box to a constructed underground pit on the slope. The retaining walls are proposed at two and a half feet lower and will help to soften the slope to the road. Chairperson Harries asked Mr. Larrain if there are opportunities to add plantings to the proposed graded lawn area. Gjekote Curanja stated that they intended to maintain the area as a mowed area to match the other lawns at the facility. Chairperson Harries stated that the Village has a two-to-one ratio policy for replacing the trees proposed for removal. Mr. Curanja stated that planting trees in the erosion area shades the property and prevents grass from growing. Their intention is to provide a view of green space from the apartments facing the slope. Mr. Curanja stated that the proposed landscape plan would satisfy the two-to-one ratio. Mr. Larrain suggested that incorporating flowers would help enhance the proposed landscape plan. Chairperson Harries solicited comments from the Board. Benjamin Nielsen asked Mr. Larrain if the proposed application would create sound attenuation issues. Mr. Larrain stated that the equipment is outside and far from the facility’s interior. The equipment would sit below grade from the access road. James Natarelli stated that he received the responses to his questions and is comfortable working out the open details during a future milestone. Chairperson Harries requested that David Smith read the draft resolution. David Smith read a condition he proposes to add to the draft resolution regarding landscape requirements and the Village Tree Ordinance. David Smith read the resolve clauses and the conditions of the draft resolution. A motion was made to waive the public hearing. Moved: Harries Seconded: Nielsen 8 (6/22/23) �Chairperson Harries - yes Rachelle Gebler - yes Benjamin Nielsen - yes Benjamin Sirota - yes Vote 4-0 APPROVED A motion was made to approve the resolution as ameneded. Moved: Gebler Seconded: Nielsen Chairperson Harries - yes Rachelle Gebler - yes Benjamin Nielsen - yes Benjamin Sirota - yes Vote 4-0 APPROVED 7. 61 Howard St. Realty LLC, 61 Howard Street, Proposed conversion to a two-family Residence, Site Plan, and Architectural Review Approval -Preliminary presentation John Lentini is the architect representing the applicant. Mr. Lentini stated that although he doesn’t have much experience with flood performance in the area, it seems there will be a big problem because the property is surrounded by concrete. Mr. Lentini stated that they are willing to remove all of the pavement and park tandems on the side of the building. The back of the property runs down quickly. The application proposes to remove the garage. Mr. Lentini stated they propose adding a retaining wall and planting a row of evergreen trees to hold the grade. Mr. Lentini said they would add a strip drain at the end of the driveway. There are underground pipes, but he is unsure where they go and where the water drains off the roof. Mr. Lentini stated that the house is a balloon-frame structure with a rear extension. The awkward floor plan makes it easier to convert to a two-family residence. Mr. Lentini asked if the Board is requesting to remove the amount of proposed paving. Sean McCarthy stated that the Board requests that he indicate how the stormwater will be accommodated with the proposed plan. Mr. Lentini asked if installing permeable gravel in lieu of the pavement is permitted. Benjamin Nielsen stated that a stormwater analysis related to the proposed impervious surface is required as part of Site Plan approval. Mr. Lentini described a method he uses to calculate materials by weighing their performance on a scale of zero to ten. Mr. Lentini stated that the existing driveway is not performing like grass. Mr. Lentiti stated that the application is more compliant because even though the actual square footage of impermeable surfaces will increase, the actual weight for soaking water has decreased. The proposed planting strip along the lot line will stop the water from entering the neighboring property. Mr. Lentini stated that the owner is willing to change the proposed rear parking area to a green space because his family will occupy the house where tandem parking won’t be an issue. 9 (6/22/23) �Mr. Nielsen asked James Natarelli if he will work with Mr. Lentini to resolve stormwater matters. James Natarelli agreed to work with Mr. Lentini on the stormwater plan. Mr. Lentini stated that the envelope of the building would not change. The balloon framing would be corrected, fire stops will be added, and the interior layout will be reconfigured. The roofing and windows will be replaced. A motion was made to refer the application to the Zoning Board of Appeals and schedule a public hearing for the July Planning Board meeting, pending ZBA approval. Moved: Gelber Seconded: Sirota Vote 4-0 8. Approval of minutes- May 18, 2023 A motion was made to table the minutes from the May 18, 2023, meeting to the July meeting. Moved: Harries Seconded: Gebler Vote 4-0 A motion was made to adjourn the meeting at 8:30 PM. Moved: Nielsen Seconded: Sirota Vote 4-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 10 (6/22/23) � 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_2023-06-22_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