https://sleepyhollow.localarchives.org/files/original/09578287ed191ace4c21273db784ad36.pdf 2dd47076a8d6492dc0f15dbc481ead58 PDF Text Text Village of Sleepy Hollow Planning Board Minutes July 18, 2024 Chairperson Gebler called the regular meeting to order at 7:11 PM. Chairperson Gebler stated that SDC Lighthouse Landing Realty, LLC has requested an adjournment to the September 19, 2024 meeting. Present: Rachelle Gebler, Acting Chairperson Richard Gross Benjamin Nielsen Clare Trapasso Chris Camia Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Lindsay Krakauer Caroline Chen Agenda: 1) Marcelo Poguio, 80 Depeyster Street, Proposed three-family residence, Site Plan and Architectural Review Approval- Continued Public Hearing /Draft Resolution 2) Kendal-on-Hudson, 1010 Kendal Way, Proposed additions and alterations, Amended Site Plan and Architectural Review- Draft Resolution 3) T-Mobile Northeast, LLC, 28 Beekman Avenue, Wireless Communications Permit, Site Plan Approval- Draft Resolution 4) SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development, Block A Proposed medical office building, Site Plan and Architectural Review ApprovalDraft Resolution 5) One Kingsland Owner, LLC, 401-403 Legend Drive, Proposed revisions to the Amenities Building, Amended Site Plan & Architectural Review Approval- Draft Resolution 6) Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review Approval- Public Hearing 7) Quality High, LLC, 36-38 Beekman Avenue, Proposed cannabis dispensary, Site Plan Approval- Presentation 1 (7/18/24) �8) Phelps Hospital-Northwell Health, 701 North Broadway, Proposed Behavioral Health Garden, Amended Site Plan & Architectural Review- Preliminary Presentation 9) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III-Waterfront Open Space, Proposed transformer location- Discussion 10) Approval of minutes, June 20, 2024 1. Marcelo Poguio, 80 Depeyster Street- Proposed three-family residence, Site Plan and Architectural Review Approval- Continued Public Hearing/Draft Resolution Pat Costabile stated that he represents the Applicant on behalf of the engineer. Mr. Constabile stated that the Applicant has agreed to the recommended Site Plan changes discussed with the Building Department. Chairperson Gebler solicited comments from the public. There were no comments from the public. Benjamin Nielsen moved to close the public hearing. Moved: Nielsen Seconded: Trapasso Vote 5-0 David Smith read the revised resolve clauses and conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Trapasso Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen-yes Chris Camia- yes Vote 5-0 2. Kendal-on-Hudson, 1010 Kendal Way, Proposed additions and alterations, Amended Site Plan & Architectural Review Approval- Draft Resolution John Hughes is the attorney representing the Applicant. Mr. Hughes stated that the Applicant has reviewed the draft resolution and has no requests for changes. David Smith read the conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Trapasso Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes 2 (7/18/24) �Chris Camia - yes Vote 5-0 3. T-Mobile Northeast LLC, 28 Beekman Avenue, Wireless Communications Permit Site Plan Approval David Kenny is an attorney with Snyder & Snyder, LLP, representing the Applicant. Mr. Kenny stated that he approves the revisions to the draft resolution discussed at the Work Session. David Smith read the conditions of the draft resolution. Benjamin Nielsen moved to approve the resolution. Moved: Nelsen Seconded: Gross Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 4. SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development Block A Proposed medical office building, Site Plan & Architectural Review- Draft Resolution The Board received an adjournment request from the applicant's attorney on July 17, 2024 The application was adjourned to the September 19, 2024 meeting. 5. One Kingsland Owner, LLC, 401-403 Legend Drive, Proposed revisions to the Amenities Building, Amended Site Plan & Architectural Review- Preliminary Presentation Bill McGuiness stated that he is present to answer questions and does not have a presentation for the meeting. Chairperson Gebler solicited comments from the Board. Benjamin Nielsen asked if the concerns related to the outdoor shower and sanitary sewer connections have been adequately addressed. James Natarelli stated that the revised plans show the shower basin is pitching to drain away from the pool deck. Mr. Natarelli suggested that the Applicant provide additional pitch details to show that stormwater would be prevented from entering the shower basin. Mr. McGuiness stated that the plans were revised based on the recommendations from his pool designer. He agreed to provide additional documentation as a condition of the approval. 3 (7/18/24) �Mr. Natarelli stated that the outdoor shower might also be subject to Westchester County Board of Health approval as part of the pool approval. There was a discussion regarding the conditions of the draft resolution. Chairperson Gebler moved to approve the resolution. Moved: Gebler Seconded: Gross Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 6. Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence Amended Site Plan & Architectural Review Approval – Public Hearing Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Camia Vote 5-0 Chairperson Gebler requested that the Applicant describe the proposed changes from the original Site Plan approval. Gregg Caccioppoli is the engineer representing the Applicant. Mr. Caccioppoli stated that no design changes have been proposed since the last meeting. Drawings were submitted to confirm that the property line setback to the driveway is five feet and to show vehicle maneuverability. Sean McCarthy requested that the Applicant summarize the proposed project for the public hearing. Ronald Pohl stated he owns the property. Mr. Pohl stated that changes from the original Site Plan include reducing the size of the house, eliminating the attic space, centering the house on the property, and relocating the garage to the front of the house. The exterior facade material changes include a combination of Hardie Board siding and brick. The size of the back porch has been reduced, and the pool has been centered. Benjamin Nielsen asked if the proposed siding is Hardie Board shake style. Mr. Pohl stated that a Hardie Board shake with a brick base wrapping around the back of the house is proposed. Mr. McCarthy requested that the Applicant present the rendering. Mr. Pohl stated they do not have the rendering presented at the last meeting. Chairperson Gebler asked the Applicant to describe the change in the amount of impervious surface. 4 (7/18/24) �Mr. Caccioppoli stated that reductions in proposed impervious surfaces include the number of cultecs, 1400 square feet of hardscape materials from the elimination of walls and walkways, and the relocation and reduction of the driveway size. Mr. Nielsen asked the Applicant to describe what is planned on the north side of the property where the driveway was previously approved. Mr. Caccioppoli presented the landscape plan and described the plantings proposed to screen the house from the neighboring property. Mr. Nielsen asked if this application proposes to preserve more of the existing trees and if more canopy trees are proposed. Mr. Pohl stated that the proposed tree removals remain the same. Chairperson Gebler stated that the Board suggests that Village Arborist re-evaluate the landscape plan based on the Site Plan changes. Mr. Nielsen stated that a review from the Village Arborist was a condition of the original approval and that removing trees that may fall in the future would affect Sleepy Hollow's character. Mr. Nielsen asked the Applicant to confirm if the proposed house height remains the same as originally approved. Mr. Pohl stated that the height of the proposed house remains the same. Chairperson Gebler solicited comments from the consultants. David Smith asked Mr. Caccioppoli to summarize the responses submitted to address the concerns received from Metro-North Railroad on July 16, 2024. ( See Exhibit #1) Mr. Caccioppoli stated that Metro-North questioned whether the integrity of the soil could support the pool's loads and that the construction would not encroach on their property or cause a collapse of retaining walls in the rear. The proposed walls are 3 ½ feet tall and are not considered structural. Deep soil testing confirms that there is bedrock at 5 feet deep. The stormwater plan includes a level spreader in the rear for storms larger than a 100-year storm event. James Natarelli stated that the level spreader is close to the property line on the south side. Mr. Natarelli suggested the engineer determine if the grades would allow for the level spreader to be moved to 10 feet from the property line. Mr. Natarelli asked Mr. Caccioppoli to describe how the previous house drainage performed, how the site drains now, and how the proposed drainage will handle stormwater in a 100-year storm event. Mr. Caccioppoli stated that the demolished house had roof leaders that flashed onto the ground, with water flowing onto the surface and onto the Metro-North property. The proposed stormwater plan includes an infiltration system that directs rain water runoff from the roof and 5 (7/18/24) �impervious surfaces into underground piping systems that store, percolate, and recharge groundwater. This will reduce stormwater runoff from flowing onto Metro-North property. Chairperson Gebler solicited comments from the public. There were no comments from the public. Benjamin Nielsen moved to close the public hearing, to receive written public comments to September 19, 2024, and to draft a resolution. Moved: Nielsen Seconded: Trapasso Vote 5-0 7. Quality High, LLC, 36-38 Beekman Avenue, Proposed cannabis dispensary, Site Plan Approval- Presentation Chairperson Gebler asked the Applicants if they had any further updates or communication from New York State. Matthew Nicoletti, one of the owners of Quality High, LLC, stated that New York State has confirmed communication with the Village but will not disclose details. Mr. Nicoletti offered to share the presentation documents and the proximity map that clarifies the setback requirements. He also submitted a copy of the New York State regulations for keeping children protected so the business does not appeal to anyone under 21 regarding packaging, advertisement, marketing, and displays. Chairperson Gebler requested that Mr. Nicoletti provide the Building Department with a digital copy of the State regulations and asked him to present the proximity map. Mr. Nicoletti asked Chairperson Gebler if the Board could confirm whether the Village had spoken with New York State. Mr. McCarthy stated that the Village has communicated with New York State. Mr. Nicoletti presented a labeled aerial view of the village to provide more details on the proximity setback calculations from schools and churches to the proposed dispensary location and surrounding businesses that sell alcohol and tobacco products. Mr. Nicoletti stated that the business is not a licensed consumption location. There will be no product consumption at the store. Chris Camia asked Mr. Nicoletti what protections would be in place to monitor patrons from consuming the products outside the store. Mr. Nicoletti stated that the guard at the door would monitor and enforce that products are not consumed outside the store. Clare Trappasso asked Mr. Nicoletti for the proposed hours of operation. 6 (7/18/24) �Mr. Nicoletti stated that they intend to be open from approximately 11:00 AM to 8:00 PM, seven days a week, but they are not sure if they will have staff to sustain those hours since it will be either himself or his partner running the store with the security guard. Chris Camia asked Mr. Nicoletti if New York State has restrictions on operation hours. Mr. Nicoletti stated that the State does not have restrictions on hours of operation, but they would be happy to discuss it with the Village. Richard Gross asked if the security guard would be armed. Mr. Nicoletti stated that the security guard would not be armed and that having guns at the facility would not create a comfortable environment. Nathan Lyons is a co-owner of Quality High, LLC and stated that they do not anticipate the need for an armed guard. Benjamin Nielsen asked Mr. Nicoletti to confirm the available parking for the business. Mr. Nicoletti stated that the building's parking lot is not intended for public use by its patrons. The dispensary would utilize available street parking like other businesses along Beekman Avenue. Sean McCarthy stated that there is no increase in parking demand based on the proposed use. Benjamin Nielsen asked if there were any concerns for the residents on the floor above. Mr. Nicoletti stated that their New York State small micro-business license restricts the cultivation or packaging of the products at the store's location. The cultivation facility is located in Peekskill, and a third party would transport products to the dispensary location. New York State tracks the product from seed to sale. Mr. Camia asked what type of vehicle would be used for the third-party transport from the cultivation facility to the store. Mr. Nicoletti stated that they are in the process of interviewing transport companies, but they anticipate using an unmarked van specializing in the cannabis industry. Mr. Nielsen asked Mr. Nicoletti to describe the proposed signage. Mr. Nicoletti presented a rendering of the proposed signage and stated that only the business's name Quality High would be on the building, and the front door would include painted lettering that says Quality High Farm & Dispensary. New York State has specific regulations regarding exterior and interior signage and product displays that they will inspect before approving the business to open. Sean McCarthy asked Mr. Nicoletti if they planned to include a sign within the building’s directory signage. 7 (7/18/24) �Mr. Nicoletti said he would include his business name in the directory signage if the Village permits it. Chairperson Gebler stated that directory signage is permitted as per the Code. Mr. Nielsen asked what color is proposed for the building signage. Mr. Nicoletti stated that the sign would be cream with deep purple lettering. Mr. McCarthy asked what they proposed for the sign material and size. Mr. Nicoletti stated that they have considered a hand-painted wood sign and are planning to meet with the local sign company to discuss other machine-painted options. Mr. McCarthy stated that the lettering needs to have dimension. Benjamin Nielsen moved to schedule a public hearing for the September 19, 2024, meeting. Moved: Nielsen Seconded: Gross Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen –yes Chris Camia- yes Vote 5-0 8. Phelps Hospital- Northwell Health, 701 North Broadway, Proposed Behavioral Health Garden, Amended Site Plan & Architectural Review Approval – Preliminary Presentation Jack Carman is a landscape architect representing the Applicant. Mr. Carmen stated that the proposed behavioral garden is specifically designed to meet the needs of the hospital's patients. Donna Maiello stated that she is a Senior Associate with DTS Provident Design Engineering, LLP, representing the Applicant for engineering. Mr. Carman presented an aerial view of the site and stated that the proposed garden location is on the north side of the main building, where open lawn space and picnic tables currently exist. Richard Gross asked Mr. Carman if the proposed garden location is in front of the 755 North Broadway building. Mr. Carman presented the Site Plan and stated that the proposed garden includes outdoor sitting areas, a covered pergola, seat walls, water features, and two arbors to mark the entrances from the building pathways. The proposed to replace the existing white concrete pathways along the building with colored tinted concrete. Recycled rubber porous material is proposed for the interior garden pathways. The lawn area would be eliminated. The landscape plan includes 8 (7/18/24) �plantings that would attract nature and sensory plantings that are therapeutic to patients and visitors. Arbor and pathway lighting is proposed not to over light the garden area. Chris Camia asked Mr. Carman if the garden would be ADA-accessible and if there would be tables that would accommodate wheelchairs. Mr. Carmen stated that the garden area design is ADA-compliant. Some tables will not have benches and could accommodate wheelchairs. Richard Gross asked Mr. Carman if the garden would be available for patients from 1 South. Jeffrey Meade is the applicant's Director of Operations. Mr. Meade stated that 1 South is an inpatient-locked psychiatric unit. The patients from the unit would not have access to the proposed behavioral garden area. David Smith asked Mr. Carmen if the proposed plantings were native species. Mr. Carmen stated that the landscape plans include a balance of native species and therapeutic species James Natarelli asked Mr. Carmen if the pathway rubberized material was loose, granular material, or cohesive and how much impervious surface was proposed. Mr. Carmen stated that pathway material is similar to what is found under playground equipment but is 100 percent porous and ADA-compliant. Ms. Maiello stated that the application proposes an 850-square-foot increase in impervious surface coverage. Replacing the lawn with permeable material and planting beds would allow the area to drain more efficiently. Ms. Maiello stated that a narrative and calculations would be submitted to detail how the garden project affects the overall Stormwater Management plan for the site. Chairperson Gebler moved to waive the public hearing requirement and to direct staff to prepare a resolution for the September 19, 2024 meeting. Moved: Gebler Seconded: Trapasso Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 9. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III-Waterfront Open Space, Proposed transformer location- Discussion 9 (7/18/24) �Benjamin Nielsen requested that details be provided to confirm that the transformer and service disconnect are not located at trail intersections or the park's main entrances. Mr. Nielsen suggested that the transformer be moved 25 to 30 feet north of Hollows Pass. Chris Camia stated that landscape screening should be provided to prevent the permanent structures from being a visual focal point from the riverfront parkland and the lighthouse. Richard Gross moved to waive the public hearing requirement. Moved: Gross Seconded: Camia Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 David Smith read the resolve clauses and the conditions of the draft resolution. Benjamin Nielsen moved to approve the resolution. Moved: Nielsen Seconded: Gross Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 9. Approval of minutes, June 20, 2024 Chris Camia moved to approve the June 20, 2024 meeting minutes. Moved: Camia Seconded: Nielsen Chairperson Gebler- yes Richard Gross- yes Clare Trapasso- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 10 (7/18/24) �Chairperson Gebler adjourned the meeting at 8:31 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 11 (7/18/24) �Exhibit #1 7-16-24- Correspondence from Metro-North Railroad Tuesday, July 16, From: Harrington, James <Harrington@mnr.org> Sent: Tuesday, July 16, 2024 7:10 AM To: Sean McCarthy <smccarthy@sleepyhollowny.org> Cc: Hollander, Robyn <Robyn.Hollander@mtacd.org>; Kenny, Kevin <KKENNY@mnr.org>; Norris, Christopher <Christopher.Norris@mtacd.org>; Penders, Michael <MPenders@mnr.org>; Patel, Mae <MaePatel@mnr.org>; Buder, Andy <andrew.buder@mnr.org>; Bonilla, Anamaria <AnamariaBonilla@mnr.org>; Webster, Richard <RWebster@mnr.org> Subject: 17 Pokahoe Drive Greetings, We have reviewed the documents indicated in the Public Notice we received regarding 17 Pokahoe Drive.  Please have the applicant provide plans and supporting engineering to Metro-North Railroad, addressing the below concerns:  1. Per EAF Section 17, Storm water will discharge flow to adjacent properties, and detention systems are proposed.  Please provide the complete stormwater management plan, together with supporting drainage calculations, confirming that any proposed mitigating measures will prevent an increase in the rate of runoff resulting from proposed new impervious surfaces. This should include details/calculations for drainage/leaching of the proposed detention structures. 2. Engineering for the pool structure, including soil engineering supporting the pool. 3. Details for removal of the retaining wall from the proposed work (per cover letter from G. Michale Finelli, RA) to see if it was engineered for soil stabilization or an aesthetic detail. 4. Sections and details of the proposed grading at the rear of the property, including slope stabilization. 5. The proposed earthwork and construction of improvements at the rear of the property may require a Metro-North Entry Permit.  Please provide means and methods for the work. Please confirm receipt of our comments. Thank you, Jim James M. Harrington, R.A. �Deputy Chief - Special Projects harrington@mnr.org P# 914-686-8747 C# 646-852-2754   Confidentiality Note: This e-mail, and any attachment to it, may contain privileged and confidential information and is intended for the use of the individual(s) or entity named on the e-mail. Unauthorized disclosure of this message is prohibited. If you have received this message in error, please notify the sender immediately by return e-mail and destroy this message and all copies thereof, including all attachments. � 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_2024-07-18_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