https://sleepyhollow.localarchives.org/files/original/cfbb0dac68e9039f2ec70525b3795a3c.pdf 130c287dc003b139a557de5d3f4cedca PDF Text Text Village of Sleepy Hollow Planning Board Minutes May 16, 2024 Chairperson Harries called the regular meeting to order at 7:04 PM. Present: Kersten Harries, Chairperson Richard Gross Benjamin Nielsen Lindsay Krakauer Caroline Chen Clare Trapasso Also Present: Daniel Pozin, Village Attorney David Smith, Village Planner Anthony Catalano, Consulting Engineer Sean E. McCarthy, Building Inspector Pamela Kroll, Secretary to the Planning Board Absent: Rachelle Gebler Agenda: 1) LL Parcel F, LLC, 1 Legend Drive, DeCicco & Sons supermarket, Proposed generator Relocation, Amended Site Plan approval- Draft Resolution 2) Rock of Salvation Church, 135 Cortlandt Street, Proposed parking lot, Site Plan Approval-Draft Resolution 3) Rock of Salvation Church, 131 Cortlandt Street, Proposed addition, Amended Site Plan Approval-Draft resolution 4) Marcelo Poguio, 80 Depeyster Street, Proposed three-family residence, Site Plan and Architectural Review Approval- Public Hearing 5) Toll Landscape LLC, 213 Palisades Blvd., Proposed larger pergola with screens, Amended Site Plan & Architectural Review Approval- Preliminary Presentation 6) LL Parcel E, LLC, 201 Horseman Blvd., Proposed fourth-floor pergola and exterior changes, Amended Site Plan & Architectural Review Approval- Preliminary Presentation 7) SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development, Proposed medical office building, Site Plan & and Architectural Review ApprovalDiscussion 8) Proposed Zoning Code Amendments, Article VI, 450-34.B, Applicability of regulations, non-conforming buildings and lots, Village Board of Trustees referral Discussion 9) Approval of minutes, April 18, 2024 1. LL Parcel F, LLC, 1 Legend Drive, DeCicco & Sons supermarket, Proposed generator 1 (5/16/24) �relocation, Amended Site Plan Approval - Draft Resolution Lucio DiLeo is the Principal of Studio Rai Architects, representing the Applicant. Mr. DiLeo stated that the revised plans propose moving the location of the transformer and adding a stonewall and landscaping around the perimeter. Chairperson Harries asked Mr. DiLeo to confirm that the generator's location would not conflict with the Westchester County Sewer easement. Mr. DiLeo stated that the generator would not conflict with the Westchester County sewer easement. Benjamin Nielsen asked Mr. DiLeo if Westchester County would be notified of the proposed work near the easement. Mr. DiLeo stated that the generator would not impact the County sewer line because it is a freestanding structure with two screw piles to hold up the slab. Chairperson Harries asked David Smith to read the conditions of the draft resolution. David Smith read the conditions of the draft resolution. Lindsay Krakauer moved to approve the resolution. Moved: Krakauer Seconded: Nielsen Chairperson Harries- yes Lindsay Krakauer- yes Caroline Chen- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen - yes Vote 6-0 2. Rock of Salvation Church, 135 Cortlandt Street, Proposed parking lot, Site Plan Approval- Draft Resolution Jorge B. Hernandez is the architect representing the Applicant. Mr. Hernandez stated that outstanding engineering items need to be addressed. Chairperson Harries stated that 139 Cortlandt Street's owners must consent to a portion of the proposed drainage improvements. David Smith read the conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Chen 2 (5/16/24) �Chairperson Harries- yes Lindsay Krakauer- yes Caroline Chen- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen - yes Vote 6-0 3. Rock of Salvation Church, 131 Cortlandt Street, Proposed addition, Amended Site Plan Approval- Draft Resolution Jorge B. Hernandez is the architect representing the Applicant. Mr. Hernandez stated he would revise the drawings to show the proposed covering of the stairs and the proposed addition. David Smith read the conditions of the draft resolution. Clare Trapasso moved to approve the resolution. Moved: Trapasso Seconded: Chen Chairperson Harries- yes Lindsay Krakauer- yes Caroline Chen- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen - yes Vote 6-0 4. Marcelo Poguio, 80 Depeyster Street- Proposed three-family residence, Site Plan and Architectural Review Approval- Public Hearing Chairperson Harries read the public notice. Lindsay Krakauer moved to open the public hearing. Moved: Krakauer Seconded: Trapasso Vote 6-0 Pat Costabile stated that he is representing the Applicant on behalf of the engineer. Mr. Costabile presented the site plan and stated that the application proposes demolishing the existing building and constructing a three-story, three-family residence. The Zoning Board of Appeals approved variances for the lot area, the front and side yard setbacks, and parking for three vehicles, where five are proposed on-site, and eight parking spaces are required. Mr. Costabile described the existing drainage system and stated they propose adding a catch basin on Depeyster Street to accommodate the drainage from the property. Chairperson Harries asked Mr. Costabile to describe how the proposed curb cuts would affect street parking spaces. 3 (5/16/24) �Mr. Costabile stated that an 11-foot curb cut is proposed on Depeyster Street to provide two tandem parking spaces on site. The existing curb cut on Depeyster Street would be eliminated, creating one parking space. A 23-foot curb cut is proposed on Valley Street for the two garages to provide three parking spaces. The existing curb cut on Valley Street would be eliminated, creating one parking space. Lindsay Krakauer asked Mr. Costabile to confirm that the number of available street parking spaces will not change. Mr. Costabile confirmed that there would be no change to the number of parking spaces available on the streets. Benjamin Nielsen asked about the proposal for the space behind the building. Mr. Costabile stated that the rear yard would be an open green space for the tenants. A retaining wall is proposed to screen the low and high sides of the yard, and landscaping is proposed above the retaining wall and around the property's perimeter. Ms. Krakauer asked Mr. Costabile how tenants would access the rear open spaces if different sides were designated for them. Mr. Costabile stated that the bottom side of the open space would be accessible from the front yard. The open space will be available for all the tenants to utilize. Benjamin Nielsen suggested adding larger native canopy trees in the rear yard space. Mr. Krakauer suggested they establish a connection point between both sides of the rear yard for tenants to use. The property owner, Marcelo Poguio, said he would construct a stair at the retaining wall to connect the two sides of the rear yard. Caroline Chen stated that the proposed curb cuts seem larger than the existing ones and is concerned that street parking spaces will be lost. Chairperson Harries requested that the applicant provide drawings detailing the number of onstreet parking spaces and how the proposed application would affect them. Mr. Constabile presented the floor plans and stated that the basement level proposes a one-car garage, a two-car tandem garage, a shared storage room, and a utility room. A common entranceway is proposed for the three units. Each unit would have three bedrooms, a living room, a dining room, a kitchen, one bathroom and a rear balcony. Chairperson Harries suggested adding a separate door from each garage into the common area. Mr. Nielsen asked Mr. Constabile if the rear balconies and stairs were intended for outdoor living space or as a second means of egress. 4 (5/16/24) �Mr. Constabile stated that the proposed balconies are 3 feet wide and are primarily a second means of egress. Mr. Nielsen suggested that the applicant widen the balconies to provide outdoor space for the tenants. Mr. Constabile stated that he would determine if there is enough space within the rear yard setback to expand the width of the balconies. Clare Trapasso asked Mr. Constabile for the monthly unit rental rates and the square footage per unit. Mr. Poguio stated that the monthly rental costs would be approximately $2,500.00. Mr. Constabile stated that each unit would have approximately 1,530 square feet. Mr. Constabilie presented the elevation drawings. Chairperson Harries suggested expanding the size of the front entrance, changing the roof type from hipped to gable style, eliminating shutters, and articulating the building mass to give it more architectural character. Mr. Constabile stated that the garages and the tandem driveway spaces would be designated for the units. Chairperson Harries stated that outstanding items include providing a lighting plan and a more detailed landscape plan. James Natarelli stated that there are outstanding items related to the proposed grading and the utility connections. Mr. Natarelli requested that the applicant provide details to confirm the dimensions of where the driveway ends and the lawn area begins, as well as the different surface treatments proposed. Chairperson Harries stated that the applicant could consult with the Village Arborist for recommendations for native tree species and suggested adding a tree in each property corner. Chairperson Harries asked Mr. Constabile what is proposed for the mechanical systems. Mr. Poguio stated that he intends to utilize gas and electricity for the building utilities and use mini-split units. Mr. Constabile stated that the Applicant plans to prep the roof of the building for solar panels. Chairperson Harries solicited comments from the public. There were no comments from the public. Chairperson Harries moved to adjourn the public hearing to the June 20, 2024 meeting. 5 (5/16/24) �Moved: Harries Seconded: Krakauer Vote 6-0 5. Toll Landscape LLC, 213 Palisades Blvd., Proposed larger pergola with screens, Amended Site Plan and Architectural Review Approval - Preliminary Presentation Jeff Eldridge is an associate of Toll Landscape LLC. Mr. Eldridge stated that the application proposes to install motorized retractable screens with a sensor on the pergola, which would automatically retract when wind speeds go above 31 miles per hour. Chairperson Harries asked Mr. Eldridge to describe the screen visibility compared to how it appears in the rendering. Mr. Eldridge stated that it is similar to a normal insect screen. Benjamin Nielsen stated that rooftop pergolas must be open on three sides. Providing an option to enclose a pergola would allow the structure to act similarly to a three-season porch. Mr. Eldridge stated that the automatic wind sensor would prevent the screens from being closed 100 percent of the time. Lindsay Krakauer asked Mr. Eldridge if the screening is intended to provide privacy and if the application proposes to install the screens on all sides of the pergola. Mr. Eldridge stated that the property owner is seeking insect protection. The existing pergola is up against the unit, and the screening is proposed on the three open sides. Clare Trapasso stated that the top of the pergola also appears to be screened in, so the pergola will be completely enclosed when the screens are down. Mr. Eldridge stated that the top of the pergola has motorized louvered fins and agreed that if the screens were down, the pergola structure would be completely enclosed. Chairperson Harries asked Sean McCarthy if other pergolas have been installed with motorized screening. Mr. McCarthy said he was unaware of any pergolas installed with motorized screening. Chairperson Harries stated that the approval of this application would create a precedent for future applications and conflict with the requirement and intentions for pergolas to be open on three sides. Ms. Krakauer stated that adding screening would change the architectural intent of pergolas. Mr. Eldridge presented a photograph of the existing pergola on the building unit. Mr. Eldridge stated that the current pergola structure is 10 feet wide and 12 feet long. The application proposes to enlarge the length to 16 feet. 6 (5/16/24) �Ms. Krakuer asked Mr. Eldridge for the roof area coverage of the proposed pergola. Mr. Eldridge stated that the proposed pergola would result in less than 68% coverage of the roof area. Mr. Eldridge presented photographs to show how the pergola would be viewed from the neighboring building. Benjamin Nielsen stated that increasing the size of the pergola would not have an impact. The proposed screen enclosure would affect the building aesthetically and create a precedent for owners seeking protection from different elements, essentially creating a three-season room. Ms. Trapasso agreed that the definition of a pergola is intended to be an open framework, not enclosed on the top or sides and that even if the screens are retractable, the structure would be considered enclosed. Chairperson Harries requested that Mr. Eldridge provide additional data regarding the screens' visibility and wind speeds to determine the percentage of time they would be in the down position. Caroline Chen asked Mr. Eldridge how many units currently have pergola structures and if wind sensors for screens can be adjusted. Mr. Eldridge stated that a quarter of the units have pergolas, and most have motorized louvered roof fins. The screen wind sensors can be adjusted for wind speeds under 31 miles per hour. Ms. Chen stated that she is concerned that different manufacturers make the screen systems and that, if approved, they will not be uniform throughout the development. Ms. Krakauer stated that the proposed screening goes against the pergola definition and the intended design approval. She is not in favor of the proposed screening. Chairperson Harries stated that the Board is open to approving the increased size of the pergola but agrees they are not comfortable with the proposed screening. Ms. Harries stated that Mr. Eldridge could modify the application or provide additional documentation to persuade them about the screening for the next meeting. No action was taken. 6. LL Parcel E, LLC, 201 Horseman Blvd., Proposed fourth-floor pergola and exterior changes, Amended Site Plan & Architectural Review Approval- Preliminary Presentation Peter Galotti is the Senior Construction Manager for Toll Brothers. Mr. Galotti stated that the application requests approval for exterior changes made to the third lofts building. Mr. Galotti presented the approved elevation drawings and stated they added two fixed windows and brick materials on the fourth floors of the building to be consistent and bring natural light into the stairwells during the day. The pergola added to the fourth floor covers 53% of the terrace roof surface area and is open on three sides. Mr. Galotti presented photographs of the building showing where the windows and pergola were added. 7 (5/16/24) �Chairperson Harries asked Mr. Galotti if the pergola was on a private terrace. Mr. Galotti stated that the pergola was constructed for a large private terrace. The pergola has fin louvers that open and close to shade the terrace. Benjamin Nielsen stated that the pergola had already been constructed. Mr. Nielsen asked if pergolas were approved as part of the original site plan approval for the buildings. Chairperson Harries stated that an amended site plan application should have been submitted before constructing the pergola. Mr. Galotti stated that the pergolas were an option provided to the buyer. Pergolas were approved, provided they met maximum coverage requirements. Sean McCarthy stated that coverage requirements for the pergola options were not included until the Phase II townhouse construction approvals. Chairperson Harries stated she has no objection to the added windows because they improve the building facades. She is also not opposed to the pergola's configuration if it remains open on three sides; however, she doesn’t agree with the louvers on the top. Mr. Nielsen stated that the pergola top louvers do not comply with the requirement to be open and that pergolas are becoming an architectural element of buildings. Mr. Nielsen asked Mr. Galotti for the size of the constructed pergola. Mr. Galotti stated that the pergola is 300 square feet and constructed on a 600 square foot terrace. Caroline Chen agreed that the pergola fits within the building, but it should have been approved before construction. Ms. Chen asked if other pending units opted to have a pergola. Mr. Galotti stated that the building is finished, so there are no pending approvals for pergolas. He stated that they are working on constructing the twenty brownstone units for Block OP. He will clarify to buyers that choosing a pergola option will require Planning Board approval. Mr. Nielsen stated that if they approve this pergola, it doesn’t mean the they will approve future applications that may come before the Board for architectural review. Zach Mongiovi is an associate with Toll Brothers, Inc. Mr. Mongiovi asked the Board if they would consider approving pergola model options that they may include as buyer options. Chairperson Harries stated that the Board would need to review documentation and renderings to determine if they are open to Mr. Mogiovi’s suggestion. David Smith asked Mr. McCarthy if the Building Code permits motorized roof louvers on a pergola. 8 (5/16/24) �Mr. McCarthy stated that the Village Code does not define pergolas. The language added to the approval conditions was intended to define the criteria for pergolas. Chairperson Harries polled the members of the Board for approval of the application. The members unanimously agreed that they would approve this application. Mr. Nielsen requested that the approval include a condition prohibiting any changes to the sides of the pergola. Chairperson Harries moved to waive the public hearing and to direct David Smith to draft a resolution for approval at the June 20, 2024 meeting. Moved: Harries Seconded: Trapasso Chairperson Harries- yes Lindsay Krakauer- yes Caroline Chen- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen - yes Vote 6-0 7. SDC Lighthouse Landing Realty LLC, Edge-on-Hudson Riverfront Development, Block A proposed medical office building, Site Plan and Architectural Review ApprovalPublic Hearing Janet Giris is a Partner with DelBello Donnellan Weingarten Wise & Wiederkehr, LLP, representing the applicant. Ms. Giris stated that the Board closed the public hearing at last month’s meeting and requested they address some architectural issues. The revisions submitted include proposed changes to the garage screening material and a mural on the rear wall of the building structure. Mr. Giris stated that the items requested in the Village Architects' letter are typically conditions of the approval. Chairperson Harries requested that the applicant describe the changes made to the parking garage orientation. Umberto Annunziata is the Development Manager for Simone Development. Mr. Annunziata presented a revised parking garage plan layout and stated that the revised configuration would restrict cars to park in the east/west direction. This change would eliminate cars from parking towards the residential building or the on-grade parking lot. The continuous ramp inside the garage was adjusted to run in the north/south direction with a level floor in areas. Handicapped parking spots were added at grade level with a two percent slope. A turn-around was added on the roof level of the garage. Chairperson Harries asked Mr. Annuniziata to confirm that the revised garage configuration will not affect the number of parking spots provided or whether the garage's top floor is open to the air. 9 (5/16/24) �Mr. Annuniziata stated that the number of parking spaces will not change, and the garage's top floor is open to air. Mr. Annuniziata stated that they propose to have a local artist design a mural for the architectural element on the building wall facing the park and the train tracks. Chairperson Harries asked Mr. Annuniziata to describe how the mural would be designed with the wall's uneven elevation articulations. Mr. Annuniziata stated that the revised design of the parking garage would eliminate the uneven elevations of the building wall. Anthony Stark is an architect from Perkins Eastman. Mr. Stark stated they intend for the mural to be continuously level across the building wall. Benjamin Nielsen asked Mr. Stark for the dimensions of the wall. Mr. Stark stated that the building wall is 150 feet long by 42 feet tall. Mr. Annuniziata stated that the mural size is open for discussion and doesn’t have to fill the entire wall space. Chairperson Harries stated they would seek advice from a Village Committee being formed for public art projects. Mr. Annuniziata suggested working with a non-profit organization to design a mural and described an organization they were familiar with. Mr. Nielsen asked Mr. Annuniziata how the mural would be maintained in the areas along the bottom of the wall. Mr. Annuniziata stated that the mural may not need to extend to the bottom of the building wall. Lindsay Krakauer asked for the budget allowed for the mural. Megan Guy is the Senior Vice President of Development at Simone Development Companies. Ms. Guy stated that they have not priced out the cost of the mural or determined a budget. In other projects they have completed, the cost has ranged from $25,000 to $75,000. Chairperson Harries asked Mr. Annuniziata to confirm that Simone Development would sponsor and cover all of the associated execution costs of the mural on the building. Mr. Annuniziata stated they would be responsible for all associated costs to complete the mural on the parking garage's building wall. Mr. Annuniziata presented photographs of murals they completed on other Westchester County buildings. 10 (5/16/24) �Mr. Annuniziata stated that they are proposing tighter screening material for the parking garage walls to address the public’s concerns and shield the visibility of cars in the garage. Mr. Annuniziatar presented revised renderings of the proposed medical office building parking garage and photographs of completed projects to illustrate the revised materials installed. Ms. Giris stated that the proposed screening material complies with ventilation requirements. Mr. Nielsen stated they received several public comments expressing concerns about the proposed loading zone. Mr. Nielsen asked the applicant to describe the anticipated frequency of deliveries, types of materials, and the size of the trucks that will utilize the loading zone. Ms. Giris said they expect the deliveries to be the same as those for a residential home. Deliveries from FedEx, UPS, and Amazon would generally be received during business hours. The medical office building would not receive deliveries during non-operational hours. Mr. Nielsen stated that a medical office building would have more deliveries than a residential home. Ms. Giris stated that they could try to determine the anticipated frequency of deliveries in the medical office building program. Still, she doesn’t see it being more frequent than other businesses. Ms. Guy stated that medical office supplies would be delivered. There may be pick-up for lab work. Mr. Nielsen stated that the applicants are requesting a loading zone on a public street to serve the operations of a medical office building. Ms. Giris stated that the proposed loading zone would not be exclusive to the medical office building or other buildings on the street. They also plan a drive-through in the front of the building to accommodate on-site loading. They propose adding the loading zone to serve the medical office building and the community. Mr. McCarthy stated that there are not loading areas for every development block on the site. David Smith asked Sean McCarthy if the loading zones on public streets require the Board of Trustees' approval. Mr. McCarthy stated that the loading zones on Village streets required the approval of the Board of Trustees. Ms. Krakauer stated that the community expressed concerns about transporting hazardous medical wastes from the proposed loading zone on Legend Drive. Ms. Giris stated that there would not be needles on the sidewalk. Mr. Stark stated that the trash collection enclosure area is located at the back of the building, and all trash, including medical waste, will be disposed of properly. 11 (5/16/24) �Caroline Chen asked Ms. Giris if the applicant would indicate that the primary loading spaces would be located at the drop-off area and that the proposed Legend Drive loading zone location should be used as a secondary area. Ms. Giris stated that no thought was given to what loading area would be considered the primary or secondary location. Although they could provide loading spaces on-site, it would be appropriate to provide additional loading spaces on Legend Drive that are consistent with other community blocks. Ms. Chen asked how many other spaces would be available for drop-off and pick-up if two 350square-foot loading spaces were proposed in the drop-off circle. Mark Gratz is an engineer from DTS Provident Design & Engineering LLP. Mr. Gratz stated that, as part of a plan that has not been submitted to the Planning Board, they propose widening the driveway, which encompasses the drop-off circle, from 20 feet to 22 feet wide as you exit. This would provide two loading spaces 10 feet wide by 35 feet long in striped areas where a vehicle could still pass. Mr. Gratz stated that the secondary loading zone on Legend Drive would help spread the traffic and benefit the shopping center. Chairperson Harries stated that the plan indicated a receiving area on the side of the building without an elevator and asked Mr. Annuziata to confirm how deliveries would be moved to the upper floors. Mr. Annuziata stated that they plan to provide two base elevators. The potential tenant could propose an additional elevator at their expense when they determine their program and the area they would be using. There have been discussions regarding an additional elevator. Chairperson Harries asked if they propose visual screening or an access enclosure for the generator at the east end of the site, facing the parking lot and easement. Mr. Gratz stated that the space between the garage and the railroad tracks would be well screened with the 6-foot high solid wall that runs along the property line. James Natarelli asked Mr. Gratz if Westchester County would been notified that lines for the generator electrical panel will cross the county trunk line. Mr. Gratz said they will notify Westchester County of the proposed generator work. Chairperson Harries asked Mr. Start what is proposed for the back corner of the property. Mr. Stark stated that the back corner of the property would be landscaped to allow for emergency fire access. The Board, consultants, and applicant team discussed how the collection of shopping carts would be managed within the shared parking agreement and the challenges a parking garage brings versus a surface parking lot. 12 (5/16/24) �Ms. Guy stated that DeCicco’ s management would be responsible for providing cart collection procedures for their operations. Chairperson Harries requested an extension of the 60-day action deadline following the closed public hearing. Ms. Giris agreed to an extension to the June 20, 2024, meeting and requested that the Board draft an approval resolution. Ms. Giris stated that documents would be submitted to address some of the outstanding items by the June meeting submission deadline date. They will be requesting that the remaining items be considered as conditions of approval. Daniel Pozin stated that the Applicant has agreed to an extension of action to the June 20, 2024 meeting. No action was taken. 6. Proposed Zoning Code Amendments, Article VI, 450-34.B, Applicability of regulations, Non-conforming buildings and lots, Village Board of Trustees referral- Discussion Chairperson Harries stated that the proposed Zoning Code Amendments were approved by the Board of Trustees and are supported by the Planning Board. 7. Approval of the minutes, April 18, 2024. Richard Gross moved to approve the April 18, 2024 meeting minutes. Moved: Gross Seconded: Chen Chairperson Harries- yes Lindsay Krakauer- yes Caroline Chen- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Vote 6-0 Lindsay Krakauer moved to adjourn the meeting at 9:12 PM. Moved: Krakauer Seconded: Nielsen Vote 6-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 13 (5/16/24) � 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-2024 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_2024-05-16_Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2024 Date A point or period of time associated with an event in the lifecycle of the resource 2024 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