https://sleepyhollow.localarchives.org/files/original/aaa8beeebbc243e4ac7bf2b6adcbae6c.pdf 7f88c227cfcd86ae2b0d5d0d21b6c63a PDF Text Text Village of Sleepy Hollow Planning Board Minutes October 17, 2024 Benjamin Nielsen called the regular meeting to order at 7:00 PM. Mr. Nielsen read the agenda and stated that Quality High LLC submitted an adjournment request for the proposed cannabis dispensary at 36-38 Beekman Avenue. Adjournment requests were also received from KWD Realty, LLC and 16 Hudson Street Realty. Present: Lindsay Krakauer, Chairperson Richard Gross Benjamin Nielsen Chris Camia Rachelle Gebler Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Clare Trappasso Pamela Kroll, Secretary to the Planning Board Agenda: 1) SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development, Block A Proposed medical office building, Site Plan and Architectural Review ApprovalPresentation 2) Lighthouse Landing Communities, Edge-on-Hudson Riverfront Development, Block OP & N Amended Preliminary Subdivision Plat- Resolution 3) Quality High, LLC, 36-38 Beekman Avenue, Proposed cannabis dispensary, Site Plan & Architectural Review- Public hearing 4) Joshua Egan and Jennifer Schwartz, 36-38 Beekman Avenue, Proposed cannabis dispensary, Site Plan Approval- Public Hearing 5) Toll Landscape LLC, 213 Palisades Blvd., Proposed larger pergola with screens, Amended Site Plan & Architectural Review- Discussion 6) One Kingsland Owner, LLC, 308-318 Legend Drive, Proposed (6) unit townhome building, Amended Site Plan & Architectural Review Approval- Presentation 7) KWD Realty, LLC, 309-315 North Broadway, Proposed mixed-use building, Site Plan & Architectural Review Approval- Preliminary Presentation 8) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalPreliminary Presentation 1 (10/17/24) �9) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalPreliminary Presentation 10) LL Parcel E, LLC, 201 Horseman Blvd., Proposed fourth-floor pergola and exterior changes, Amended Site Plan & Architectural Review Approval-Revised resolution 11) Approval of minutes, September 19, 2024 1. SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development Block A Proposed medical office building, Site Plan & Architectural Review- Draft Resolution Janet Giris is a partner with the law firm DelBello Donnellan Weingarten Wise & Wiederkehr, LLP, and is presenting on behalf of the Applicant. Ms. Giris stated that the applicant has been working with a new architect, G3 Architecture Interiors Planning, to address the concerns related to the number of parking spaces provided in the previous plan and the appearance of the medical office building. The revised plan proposes to reduce the medical office building by a few hundred square feet and to add a level to the parking structure to add 48 parking spaces. The proposed 52-foot height of the parking structure requires a variance from the Zoning Board of Appeals for approval of an increase over the 42-foot height limitation. Ms. Giris stated that height restrictions do not limit the rooftop mechanical penthouse. Ms. Giris requested that the Planning Board refer the application to the Zoning Board of Appeals to request a variance for the parking structure height. Instead of submitting it to the Board of Trustees for approval of the shared parking agreement, they will also request a variance for the proposed number of parking spaces versus the required number for the site. Ms. Giris stated that she is comfortable reopening and noticing for a Planning Board public hearing and requested that the Board schedule a public hearing for the November meeting. Brooks Slocum is an Architect from G3 Architecture Interiors Planning. He described the proposed changes to the front entry, parking structure screening material, exterior façade materials, and roof style. The mechanical penthouse is proposed at the same height as the parking structure. He presented views of the proposed medical office building and parking structure from different street locations and Barnhart Park. Richard Gross stated that the building section drawing indicates a height of 58 feet. Mr. Slocum stated that the mechanical penthouse parapet is 58 feet high. The parking structure's height is calculated from the floor level at 51 feet, 7 inches, where they are requesting 52 feet. He presented illustrations of the perforated garage screening and stated that the artwork images could easily be added to the Barhart Park view. Mr. Nielsen asked if the perforated screens are proposed to preserve the openness and eliminate conditioning of the garage space and if the artwork can still be achieved. Mr. Slocum stated that the perforated screens are proposed for the openness of the parking structure and that the artwork can be designed to work well. Mr. Slocum presented the site plan 2 (10/17/24) �and stated that the circulation of the drop-off area is sufficient for trucks maneuvering through the site. Chris Camia asked Mr. Slocum to describe the heights of the individual parking levels. Mr. Slocum stated that each level of the parking structure will have 8 feet clear to the underside of the trusses and can accommodate modern SUV vehicles. There will be a smaller area for handicap vans on the first level. Richard Gross moved to refer the application to the Zoning Board of Appeals and to schedule a Planning Board public hearing for the November 21, 2024 meeting. Moved: Gross Seconded: Nielsen Chairperson Krakauer- yes Richard Gross- yes Rachelle Gebler- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 2. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Block OP & N Amended Preliminary Subdivision Plan- Resolution Chairperson Krakauer asked David Smith to read the draft resolution. David Smith read the resolve clauses of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Gebler Chairperson Krakauer- yes Richard Gross- yes Rachelle Gebler- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 3. Quality High, LLC, 36-38 Beekman Avenue, Proposed cannabis dispensary Site Plan and Architectural Review – Public Hearing The Board received an adjournment request from the Applicant. The public hearing was adjourned to the November 21, 2024 meeting. 3 (10/17/24) �4. Joshua Egan and Jennifer Schwartz, 120 Gorey Brook Road, Proposed detached garage with accessory dwelling, Site Plan and Architectural Review Approval- Public Hearing Julie Evans is the project architect representing the applicants. Ms. Evans presented the site plans and photographs of the existing conditions and views, and stated that the application proposes to contruct a 750 square foot two-car garage structure with a 750 square foot accessory structure on the second story with a deck. A new front terrace is proposed to enjoy the south west views from the house. Chairperson Krakauer asked Ms. Evans if the view easement report was submitted. Ms. Evans stated that the view easement document was submitted with the Zoning Board of Appeals Application. The Zoning Board of Appeals granted the variance for the proposed structure height. Ms. Evan stated that revised stormwater engineering drawings were completed based on percolation tests on October 8, 2024, requiring them to add five cultecs. An existing site drain and the locations for existing AC condenser pads were added to the drawings. Chairperson Krakauer asked James Natarelli if he had any open concerns. James Natarelli witnessed the percolation tests. He requested that the revised plans be formally submitted to the Building Department for record and review. Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Gebler Vote 5-0 Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer moved to close the public hearing. Moved: Krakauer Seconded: Camia Vote 5-0 Chairperson Krakauer requested that David Smith prepare a resolution for the November 21, 2024 meeting. 5. Toll Landscape LLC, 213 Palisades Blvd., Proposed larger pergola with screens Amended Site Plan & Architectural Review Approval – Presentation Karin Magnuson, the owner and the Board discussed the limitation of the screen closures and the Homeowner’s Association approval. Chairperson Krakauer requested that David Smith read the draft resolution. David Smith read the resolve clause and conditions of the draft resolution. 4 (10/17/24) �Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Gross Chairperson Krakauer- yes Richard Gross- yes Rachelle Gebler- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 6. One Kingsland Owner, LLC, 308-318 Legend Drive, Proposed (6) unit townhome building, Amended Site Plan & Architectural Review Approval – Preliminary Presentation Bill McGuiness is from SunHomes. He stated that changes made since the last presentation include stepping up the bays on three units to the main cornice line between the third and fourth floors and changing four lite casement windows to double-hung eight lite units. The rooftop mechanical equipment will be fully enclosed, and the gas meters will be screened. He will add the front Washington Wall details to the drawings and provide physical samples for the Board to review. He presented photographs of awnings installed on other projects with the proposed fabric. He stated that although the fabric is not fire-rated, it is not flammable and comes with a 10-year manufacturer warranty. The awning fabric is 100% acrylic dyed to the fiber's core and is water, stain, and UV resistant. Chairperson Krakauer asked Mr. McGuiness to describe the wind resistance ratings. Mr. McGuiness stated that he cannot detail how the awnings are attached to the building, but the fabric is used on boats, so it is wind-resistant. Peter Chavkin is the Managing Partner of Biddle Real Estate Ventures and stated that the photographs show that the awning material they have been using for over 15 years is a longlasting product. The maintenance of the awning is the responsibility of the Condominium and Homeowner’s Association, not each owner. Mr. McGuiness presented a diagram and stated that the gas meter banks will be located on either end of the building, where there are 15 feet between each building and a path that is 4 feet wide. He requested that they be permitted to work with the Building Department to finalize the landscape screening and locations based on access constraints. Per a consultation with Lanie McKinnon from Nelson Byrd Woltz Landscape Architects, four types of trees were recommended for the rooftop conditions, including American Hornbeam, Japanese Snowbell, River Birch, or Sweet Baby Magnolia. He proposes planting one tree type per building and varying it from building to building. He requested to work with the Building Department to address the concerns related to the planters on private terraces. Chris Camia stated that although the trees would provide an aesthetic element, the functionality and durability of planting trees on the rooftop will be challenging in the wind conditions. There should be a contingency in place for trees in planters. 5 (10/17/24) �Chairperson Krakauer stated that she is concerned about the safety and maintenance of the tree growth and health. Mr. McGuiness stated that he would remove the trees if the Board prefers. They are not a critical part of the application. Mr. Chavkin stated that the rooftop trees would be located in a limited common element, and each person would not own the space individually. The Condominium Association would be responsible for maintaining the trees. Mr. Gross stated that the overgrown rooftop trees would obstruct the fire department’s roof access and suggested the tall shrubbery. Mr. Chavkin stated that they need the ability to articulate a plan to the potential buyers. They would be willing to work with the Building Department to resolve the concerns. Chairperson Krakauer requested that Mr. McGuiness work through the concerns and submit solution options as part of the Architectural Review. Mr. Camia asked Mr. McGuiness if details were submitted for the rooftop mechanical screening. Mr. Chavkin stated that the submission details a full enclosure for the rooftop mechanical equipment that does not include a gate or removable panel. Benjamin Nielsen asked Mr. McGuiness when he would submit a plan for the rooftop terrace shade structure. Mr. McGuiness said he will submit the plans for the proposed rooftop terrace shade structures. David Smith requested that Mr. McGuiness ensure that the options for the rooftop trees are Westchester County native species and detail the full-grown expected heights. Mr. McGuiness requested that the Planning Board permit them to work with the Building Department to address the review memo items on the permit drawings and to approve the application. Mr. Chavkin stated that they are not seeking approval for the rooftop terrace shade options as part of this application, which is why they are not shown on the drawings. Mr. Chavkin stated that pergolas would not be offered for this building, and they are discussing the options for retractable awnings, but they have not determined the details. Mr. Camia stated that he objects to moving forward with approval at this meeting. Mr. Nielsen suggested that a draft resolution be prepared for the next meeting based on the receipt of a submission from the applicant to address the open items related to the Building 6 (10/17/24) �Department reviews and more details on the proposed rooftop trees and fourth-floor terrace structure. Chairperson Krakauer adjourned the application to the November 21, 2024 meeting. 7. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan Approval – Preliminary Presentation The Board received an adjournment request from the Applicant’s architect. The application was adjourned to the November 21, 2024 meeting. 8. KWD Realty, LLC, 309-315 North Broadway, Proposed mixed-use building, Site Plan & Architectural Review Approval – Preliminary Presentation The Board received an adjournment request from the Applicant’s architect. The application was adjourned to the November 21, 2024 meeting. 9. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III-Waterfront Open Space- Site Plan & Wetlands Watercourse Permit Approval- Preliminary Presentation Peter Chavkin stated that he is representing Lighthouse Landing Communites, LLC. Mr. Chavkin stated that the new design improved water access. Mr. Chavkin provided a history of the prior discussions with the Village’s Public Spaces Council and the Planning Board. Mr. Chavkin stated that the Palisades Green runs from the edge of Overlook to the lighthouse and the nose of Kingsland Point Park. The Planning Board approved a partial Site Plan and Wetlands Permit Approval for Phase II, including the Kingsland North Buffer and the third leg of Tappan Zee Park. The submission includes site plans, engineering plans and preliminary architectural plans for the Boathouse. Mr. Chavkin presented illustrations and Palisades Park Site plan designs prepared by Nelson Byrd Woltz, Landscape Architects. He described the intentions for the Lighthouse Terrace, Palisades Green lawn and seasonal ice skating rink, Meadow Circle, Tilted Lawn, Shrub and Groundcover, Primary Walkways, Trees, Unit Pavers, Secondary Pathways, Site Furnishings, Colonade Art Piece, and the Kayak Launch and water access. Mr. Chavkin stated that the plan includes an ADA-accessible pathway to the kayak launch area and a staircase from the upper to the lower pathway, providing a straight shot to the launch area. The paved pathway to the Sandy Cove and Beach will remain. Chris Camia asked Mr. Chavkin to describe the kayak launch material. Mr. Chavkin presented the engineering plan and stated that Race Marine engineers designed the kayak ramp as a gravel pathway with geogrid pavers for water durability and low maintenance. Mr. Chavkin presented and stated the Boathouse plan and stated that it is proposed as a single roof skylight columned structure that includes a kayak storage area, outdoor shower area, office space for rental business capabilities, breezeway entry, two lavatories, and a non-commercial kitchen and café facilities. The pathway to the Boathouse is not intended for frequent vehicle use. Mr. Chavkin stated that the two lavatories would be the only public restrooms in the park. 7 (10/17/24) �The hotel may have public restrooms, and DeCicco’s Supermarket will provide an exterior access bathroom for people not going into the store. Rachelle Gebler asked if they are providing flatter rocks at the rip rap for pedestrian access to the water. Mr. Chavkin stated that they had contemplated the flatter rocks in the area where the kayak launch is now proposed. They are already pulling the rip rap back to create the launch. Physical and cost restraints would prohibit them from continuing with the idea. Upon the Planning Board's approval, they are required to submit it for approval with the DEC and Army Corp of Engineers. The Board expressed concerns about the Boathouse's programming, including the structure's entrance, location, kayak launch bulkhead wall, and the circulation of the main pathways through the Park leading to Kingsland Point Park. Mr. Chavkin suggested scheduling a joint work session with the Planning Board and the Board of Trustees to discuss the boathouse programming, including the engineer from Race, to discuss the water access and grading capabilities related to FEMA data. The Planning Board agreed to schedule a joint Work Session to discuss the plans further. No action was taken. 11. Approval of minutes, September 19, 2024 Richard Gross moved to approve the September 19, 2024, meeting minutes. Moved: Gross Seconded: Camia Chairperson Gebler- yes Richard Gross- yes Rachelle Gebler- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 12. LL Parcel, E, LLC, 201 Horseman Blvd., Proposed fourth-flooor pergola and exterior changes, Amended Site Plan & Architectural Review Approval- Amended Resolution Sean McCarthy asked if the Board if they are comfortable amending the resolution to eliminate the condition regarding the louvers. Chairperson Krakauer moved to amended the resolution approved at the June 20, 2024 meeting. Richard Gross moved to approve the September 19, 2024, meeting minutes. Moved: Nielsen Seconded: Gebler Chairperson Gebler- yes 8 (10/17/24) �Richard Gross- yes Rachelle Gebler- yes Benjamin Nielsen -yes Chris Camia- yes Vote 5-0 Chairperson Krakauer moved to adjourn the meeting at 9:35 PM. Moved: Krakauer Seconded: Nielsen Vote 5-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 9 (10/17/24) � 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_2024-10-17 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