https://sleepyhollow.localarchives.org/files/original/d900b78df79c84088467257da6f3fc13.pdf b6f35a4e2f308fe31b0bf75cfba15b1d PDF Text Text Village of Sleepy Hollow Planning Board Minutes January 16, 2025 Chairperson Krakauer called the meeting to order at 7:00 PM. Chairperson Krakauer read the agenda and reviewed the adjournment requests. Present: Lindsay Krakauer, Chairperson Chris Camia Richard Gross Jay Schulz Rachelle Gebler Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Ken Anderson Benjamin Nielsen 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 ApprovalPublic hearing, Pending ZBA Approval- requested adjournment 2) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalPublic hearing 3) Cortlandt Development LLC, 377 North Broadway, Proposed deli/market, Site Plan & Architectural Review Approval- Public hearing- requested adjournment 4) KWD Realty, LLC, 309-315 North Broadway, Proposed mixed-use building, Site Plan & Architectural Review Approval- Presentation 5) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalDiscussion 6) One Kingsland Owner LLC, Edge-on-Hudson Riverfront Development, 405 Legend Drive- Block N, Amended Site Plan & ARB Approval- Preliminary Presentation 7) Marathon Development Group, LTD, 100 College Avenue, Proposed 105- unit mixed use development, Subdivision, Special Permit, and Site Plan Approval- Preliminary Presentation 1 (1/16/25) �8) Lighthouse Landing Communities, LLC, 2 Lighthouse Landing, Proposed pergolas, Special Permit- Discussion 9) Approval of minutes, November 21, 2024, December 19, 2024 1. SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development Block A Proposed medical office building, Site Plan & Architectural Review- Public Hearing, pending ZBA approval- requested adjournment. The Board received an adjournment request from the applicant’s attorney on January 16, 2025, to adjourn the public hearing to the February 20, 2025 meeting. Rachelle Gebler moved to open the public hearing. Moved: Gebler Seconded: Schulz Vote 5-0 Chairperson Krakauer solicited comments from the public. There were no public comments. Rachelle Gebler moved to continue the public hearing to the February 20, 2025, meeting. Moved: Gelber Seconded: Gross Vote 5-0 2. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan Approval -Public Hearing Sam Vieira stated that he is the project architect. The project engineers didn’t complete the stormwater prevention and site work designs. Mr. Vieira stated that a section of the retaining wall along the property line was removed. The applicant intends to store the garbage behind the gate and fencing, and it will be brought to the curb for village pick up or handled by a private carting company. The applicant will maintain a 3-foot clearance around the fire hydrant. The existing curb on the northwest side will be replaced with a standard curb and sidewalk, and a new sidewalk will be extended to the southern border. Mr. Vieira said that the applicant is concerned about creating a sidewalk with a utility pole, guy wire, and traffic sign on the right-ofway and at the interruption on the southern side of the right-of-way. Mr. Vieira stated that the applicant proposes to use a steel frame screen with 6-foot-high horizontal synthetic decking material for the fence and gate. The retaining wall is proposed to be 6 feet tall at its highest point with a 42-inch high guardrail. Chairperson Krakauer asked Mr. Vieira how the gate would operate. Mr. Vieira stated that the double gate will swing inward to the rear of the site. He asked the Board to consider eliminating the request for the additional landscaped area along the sidewalk and curb cut, as the owner is seeking enough flat area to move customer cars. Chairperson Krakauer solicited comments from the Board. 2 (1/16/25) �Chris Camia suggested that the Board further discuss solutions for the sidewalks and the existing obstructions. Chairperson Krakauer stated that the Board feels the sidewalks are a priority for pedestrian safety. Chris Camia moved to open the public hearing. Moved: Camia Seconded: Gross Vote 5-0 Chairperson Krakauer solicited comments from the public. Christopher Diaz stated that his father owns 20 Hudson Street. Mr. Diaz asked Mr. Vieira to describe the plan for the space between the properties if the retaining wall would be an obstruction, and how long it would take to complete the project. Mr. Vieira stated that the applicant's property line is approximately 3 feet from the 20 Hudson Street building. The retaining wall is proposed 12 feet from the house and will be at grade with guardrails on top. Landscape screening is proposed as per the Board’s suggestion. The project shouldn’t take more than a couple of months to complete. Mr. Vieira asked the Board to confirm directions relating to the sidewalk. Chairperson Krakauer stated that the Board would like to see a curve in the sidewalk. Mr. Vieira said the applicant agrees to build and maintain the sidewalk. There was a discussion regarding the proposed sidewalk location. Aniello Ricchiuti stated that he is the property owner and would appreciate the village getting ConEdison to move the pole. Mr. Vieira asked Chairperson Krakauer where the Board stands on the additional landscaped areas at the parking area. Chairperson Krakauer stated that the landscaped area would create a buffer between the sidewalk and the internal turning area. Mr. Ricchuiti stated that adding a landscaped area would restrict the area he has to store and turn larger vehicles. Rachelle Gebler moved to continue the public hearing to the February 20, 2025, meeting. Moved: Gelber Seconded: Gross Vote 5-0 3. Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Site Plan & Architectural Review Approval- Public hearing- requested adjournment 3 (1/16/25) �Chairperson Krakauer stated that the applicant requested an adjournment to the February 20, 2025 meeting. 4. KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility Site Plan & Architectural Review Approval- Presentation Mark Constantine stated that he is an attorney representing the Applicant. Mr. Constantine stated that revisions have been made to address some of the comments received from the Planning Board. He requested that the process be continued and stated that the proposed storage facility would complement the transit-oriented high-density development the Village is fostering. Bruno Pietrosanti is the architect representing the owner, Mr. Karl Dibble. Mr. Pietrosanti stated that although they didn’t reduce the proposed lot coverage and building mass, visual techniques were added to reduce the visual appearance of the building by setting part of the building back 5 feet. The height of the tower element was reduced but still requires a variance. Diagrams were submitted to show vehicle maneuverability and sight lines from the upper loading area and lower parking area. Renderings will be completed for the next meeting to show views from the south. Iron safety railings are proposed on the front retaining walls. The loading area will be screened from the street by a gate, fencing, and landscaping. The interior loading area walls were set back 10 feet into the property. The sliding gate style will not intrude on the village right-of-way. Mr. Pietrosanti said they will complete the landscape and drainage plans after the Zoning Board of Appeals renders decisions for the requested variances. He requested that the Planning Board refer the application to the Zoning Board of Appeals. Mr. Pietrosanti stated that the roof area was reduced by 3,000 square feet and summarized the façade material specifications. Chairperson Krakauer asked Mr. Pietrosanti to summarize the requested variances. Mr. Pietrosanti stated that the variance requests for building height and lot coverage have not changed. Mr. Constantine stated that the applicant seeks to maintain the proposed square footage to be economically viable. The proposed facility will have very little impact on municipal services. Chairperson Krakauer stated that the Board requested that they work to design a project that fits more within the zoning code requirements without excessive variances for height and coverage. The Planning Board is not reviewing the proposed use. She requested that comparisons to adjacent buildings be submitted and diagrams showing where the building would be over the height requirements. Rachelle Gebler and Ken Anderson agree that the proposed massing and coverage remain a concern. Mr. Constantine stated that the proposed height of the facility would not cause a significant visual impact and requested a referral to the Zoning Board of Appeals to address the concerns. Sean McCarthy suggested that the proposed loading area could be utilized for storage facility square footage and eliminate the need for a height variance. He suggested the applicant consider 4 (1/16/25) �combining the loading and parking areas and eliminating one curb cut to provide one entrance point. Mr. Pietrosanti stated that the loading area requires 14 feet height for box truck access. Mr. McCarthy stated that providing 14 feet of height would work well on the lower side of the property. Karl Dibble is the owner of the property. He stated that the loading area would be well screened from the road. As a business strategy, he would prefer to keep the office and customer parking separate from the loading area. Comparisons to the adjacent mechanical buildings built in the 1920s are irrelevant to his project. Mr. Dibble stated that site work is difficult on the property and that the proposed storage facility would meet the needs of a high-density development. Richard Gross asked why the open space from the initial proposal was replaced with the tower element. Mr. Gross asked Mr. McCarthy for the permitted coverage percentage. Mr. McCarthy said the applicant proposes 83.7% coverage, where 60% is permitted. Mr. Petrosanti stated that the original proposal with the drive-through café complied with the lot coverage. Eliminating the drive-through café resulted in the request for more square footage so that the storage facility would be economically feasible. Mr. Dibble requested a referral to the Zoning Board of Appeals. Chairperson Krakauer requested that the applicant consider the Board’s comments and suggestions regarding excessive height and coverage for the next meeting. No action was taken. 5. Lighthouse Landing Communties, LLC, Edge-on-Hudson Riverfront Development, Phase III –Waterfront Open Space, Site Plan & Wetlands Watercourse Permit Approval – Discussion Chairperson Krakauer stated there is no new information to discuss. 6. One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, 405 Legend Drive, Block N- Amended Site Plan & ARB Approval- Preliminary presentation Peter Chavkin stated he is a Managing Member of One Kingsland Owner LLC. Mr. Chavkin stated that sales efforts were initially expected to be made from the clubhouse building. Based on the timing of the construction of the building versus when he expects the offering plan to be approved at the Attorney General’s office to begin sales, he is requesting to install a temporary trailer adjacent to the amenity complex parking lot. Mr. Chavkin presented the Block N approved Site Plan and stated that the temporary sales trailer would be located behind the curb of the parking lot with construction fencing surrounding a smaller temporary parking area for sales operations expected to start in April. 5 (1/16/25) �Chairperson Krakauer solicited comments from the Board and the consultants. There were no questions from the Board. David Smith asked if they plan on using the existing Toll Brothers trailer. Mr. Chavkin said they plan to relocate the Toll Brothers construction trailer from the south parcel. Chris Camia asked Mr. Chavkin to describe how the sales trailer would be decorated. Mr. Chavkin stated that this is the facility from which they intend to sell 90 townhomes. Plans will be submitted to the Building Department detailing the exterior and interior renovations needed for a sales office with landscaping. James Natarelli asked how long the trailer would be on site. Mr. Chavkin stated that the draft resolution stipulates a condition related to issuing Certificates of Occupancy. He estimates that the trailer would be on site for three years. Jay Schulz asked Mr. Chavkin to confirm that the site would conform to the approved site plan after the trailer is removed. Mr. Chavkin stated that the parking lot serves two purposes: parking for the amenity building and parking for the townhouse units that do not have a driveway, as required by the Zoning Code for a third parking space. There is a difference between what the market and the zoning code require. Chris Camia asked Mr. Chavkin to confirm that the sales trailer won't impede access to the amenity building. Mr. Chavkin stated that having the sales trailer will give residents access to the clubhouse sooner than how it was approved in the site plan. Mr. Natarelli asked Mr. Chavkin to confirm where the water and sewer utilities will come into the trailer and how they will tie into the street and asked if the owners of the sales trailer and the amenities building be separate. Mr. Chavkin detailed the plan, including where temporary water and sewer connections are proposed and where they will tie into the street. Mr. Chavkin stated they do not intend to create public water and sewer mains, and will work around the ownership implications. Chairperson Krakauer asked David Smith to read the draft resolution. David Smith read the conditions of the draft resolution. 6 (1/16/25) �Richard Gross moved to waive the public hearing requirement and approve the resolution. Moved: Gross Seconded: Camia Chairperson Krakauer Rachelle Gebler Chris Camia Richard Gross Jay Schulz Vote 5-0 7. Marathon Development Group LTD, 100 College Avenue, Proposed 105-unit mixed-use development, Subdivision, Special Permit, and Site Plan ApprovalPreliminary presentation Brian Sinsabaugh stated that he is an attorney with Zarin & Steinmetz on behalf of the applicant, Marathon Development Group LTD. Mr. Sinsabaugh stated the property is also known as College Arms, is adjacent to the Reverend Sykes Park, and is 2.36 acres in the R-6 zoning district. There is an existing 10-story building with 164 affordable housing units and an on-grade parking lot with 154 parking spaces. The application proposes constructing a 6-story building over the existing parking area with 200 parking spaces, ground-level retail and 4 stories of affordable housing with 105 units. A subdivision is proposed to divide the property into two parcels and a lot line adjustment that would give the Reverend Sykes Park additional space. The applicant also requests a Zoning map amendment petition relating to the Stategic Property Redevelopment Area Floating Zone and Special Permit approval which will define new requirements for off-street parking, front yard setback, and increased building coverage. Mr. Sinsabaugh requested that the SEQRA review process be initiated with the Planning Board as the Lead Agency so a notice of intent may be circulated. As requested by the Village Planner, an updated Environmental Assessment Form and a signed Coastal Assessment Form were emailed. A comprehensive response to the Village Planners’s review memo will be submitted before the next meeting. Mark Soja stated that Marathon Development Group is an affordable housing developer in Westchester County. Mr. Soja stated that in the 16 years they have owned 100 College Avenue, there has been little turnover, no vacancies, and a waiting list for units. The Floating Zone would allow them to add 105 residential apartments, including 65 one-bedroom units, 32 two-bedroom units, and 8 three-bedroom units, that would remain affordable for at least 30 years. Edmund Vogel is the project architect from Warshauer Mellusi Warshauer Architects, P.C. Mr. Vogel stated that the proposed six-story building includes four stories of residential above two stories of the parking structure. Mr. Vogel described the building's architectural features and façade designs. Mr. Vogel stated that an elevated plaza on the second story is proposed to provide green space and amenities for the tenants. Mr. Vogel presented views from the public streets into the site and stated that the existing parking lot is underutilized. Mr. Vogel presented unit floor plans and provided the square footage for one, two, and three-bedroom units. Brian Riley stated that he is the civil engineer from Catizone Engineering, P.C. Mr. Riley described the site's existing conditions. The lot with the existing building is 47,000 square feet, 7 (1/16/25) �and the proposed development lot 2 is 57,000 square feet. He described the existing and proposed easement areas and stated that 11,000 square feet, or 20% of the development lot two, is proposed to be given to the park. The existing driveway, two-way entrance, and curb cut on Valley Street are proposed to remain. A second curb cut is proposed on Valley Street to access the lower-level parking. An exit-only driveway is proposed on Cortlandt Street. Mr. Riley described where utility connections are proposed and stated that the existing drainage culvert would need to be re-routed around the southeast corner of the proposed building. The current parking lot drains into the culvert and terminates at the Hudson River. The stormwater management plan includes providing water quality treatment units. Mr. Riley described that the landscape plan focuses on the third-floor amenity deck space and includes the small area along Valley Street frontage. The easement area south of the building was left as a grass area. He will ensure that the landscape plan includes native plantings. Mr. Sinsabaugh stated that the applicant is seeking subdivision and site plan approval from the Planning Board and Board of Trustees to approve the proposed zoning map amendment and Strategic Property Redevelopment Floating Zone and Special Permit. The Local Development Corporation is involved in having a leaseholder or ownership stake within the property as part of the SPR. All submissions will be shared between the boards involved. Chairperson Krakauer stated that the Board requires a complete application before circulating a Notice of Intent. Mr. Sinsabaugh stated that he received a memo stating the application was complete. Sean McCarthy said he would review the application and determine if it is complete before the next meeting. Chairperson Krakauer solicited comments from the Board. Richard Gross asked Mr. Sinsabaugh what was planned for the existing vehicle parking during the development construction and how they intended to handle the flooding in the parking garage on Valley Street. Mr. Sinsabaugh stated that a parking plan detailing the timing of the construction and where existing tenants' vehicles will be relocated will be submitted. Mr. Riley stated that the proposed development and expanded easement area will reduce the impervious surface. Although the area is in a 100-year storm flood zone, FEMA does not provide a base flood elevation map, so mitigation is unclear. The lower level of parking is above the grade of Valley Street. Peter Catizone is the engineer from Catizone Engineering, P.C. Mr. Catizone stated that the lower parking level is in a flood zone and is designed to accept flood waters in and out. Reducing impervious surfaces, improving stormwater, and installing a green roof will decrease runoff. Chris Camia stated that there are issues with parking availability on Cortlandt and Valley Street. He requested that the applicant prepare a parking analysis that details the proposed retail square 8 (1/16/25) �footage, calculations for the required number of parking spaces under the existing Zoning Code, and the expectations for the reduction in the required parking re-zoning request. The application proposes 200 parking spaces between the two buildings, where approximately 430 parking spaces would be required under the existing zoning code and approximately 322 spaces at 75% of that value per the floating zone. Mr. Camia asked if the proposed grass area easement would affect the park infrastructure. Mr. Riley stated that the proposed relocation of the drainage culvert would require removing the park restrooms and the swing set. The swingset can be replaced in the same location, but replacing the restrooms requires further discussion. Chairperson Krakauer stated that the bathrooms should be replaced. She requested that the applicant provide an analysis of how it was determined that the existing parking lot is underutilized. She asked if parking spaces were designated for each unit. Mr. Sinsabaugh stated that based on current ownership and experience with the existing building, they determined that the parking is not always utilized and that affordable housing units tend not to have multiple vehicles per unit. They will provide a detailed parking study. The plans include .75 parking spaces per unit, where the zoning code requires one space per dwelling unit and a half space per bedroom. Mr. Camia asked if residents are charged additional fees per parking space and if public parking spaces are required for the proposed retail space. Sean McCarthy stated that there are public parking requirements for retail spaces. Mr. Sinsabaugh stated that residential parking spaces will not be charged an additional fee. The application proposes approximately 2,500 square feet of retail, requiring up to 13 public parking spaces. Rachelle Gebler requested plans be made to relocate the restrooms instead of eliminating them and suggested they provide temporary services during construction. She asked how the parking space would be configured and how traffic in the surrounding intersections would be impacted by the new building. Chairperson Krakauer suggested that the applicant consider alternative options for the building design and easement area regarding setbacks and views from the park and the train station. She also suggested that they consider relocating the bathrooms to an area of the building that is accessible from the outside. Richard Gross asked Mr. Catizone how they plan on handling flood waters where the elevation is close to sea level. Mr. Catizone stated that they expect the lower level to accept flood waters, recede, and flow out by gravity. They do not want to fill it or eliminate flood storage volume. They have completed other developments designed to flood parking lots. FEMA regulations require that habitable spaces be provided 2 feet above the flood zone. 9 (1/16/25) �Mr. Gross suggested that the Village Engineer and Building Inspector review the plans There was discussion regarding an existing “Pilot,” the payment in lieu of taxes agreement with the Local Development Corp, and how a portion of the park is located in Tarrytown. James Natarelli, Mr. Riley, and Mr. Castizone discussed the proposed stormwater practices and how they comply with the New York State DEC stormwater retention requirements and the Board’s policy, which requires that all runoff volume be retained on the property in a 100-year storm event. Mr. Natarelli suggested that the applicant consider additional stormwater mitigation practices. There was a discussion regarding where the portion of the Reverend Skyes Park is located in the Village of Tarrytown. David Smith described how the notice of intent would establish the Planning Board as the lead agency to initiate the SEQR review process and coordinate with the involved agencies, which have the authority to review and make decisions on the proposed development. No action was taken. 8. Lighthouse Landing Communities, LLC, 2 Lighthouse Landing, Proposed pergolas, Special Permit- Discussion Rachelle Gebler asked if the Board of Trustees directed the Planning Board to provide suggestions for the proposal. Josh Subin stated that the Board of Trustees requests input from the Planning Board and a referral back to them. Chairperson Krakauer asked Peter Chavkin to summarize the request. Peter Chavkin stated that requests were received for shade structures on the four Daymark Building units with large rooftop terraces. Pergolas are considered part of the building structure and must comply with the building height requirements. The Village Board can grant a height variance in exchange for an incentive. They proposed to set aside 15 parking spaces in the south parcel parking lot for the residents along Hudson Street to park in the evening hours until the parcel is developed. Ms. Gebler asked Mr. Subin if the Board of Trustees is leaning towards allowing the pergolas and requesting feedback from the Planning Board. Mr. Subin stated that the Board of Trustees is interested in approving the agreement and is asking for the Planning Board’s input regarding the architectural review of the pergolas and whether they conform to the Board’s requirements. 10 (1/16/25) �Chairperson Krakauer requested that Mr. Chavkin confirm that the proposed pergolas conform with the Board’s definition and restrictions on coverage and openness. Mr. Chavkin stated that the proposed pergolas would be open on four sides with non-operable louvers, with no intentions for additional screening. They would be approximately 10 feet high by 12 feet long, 20 to 24 feet wide, and will cover less than 50 percent of the rooftop terrace area. Ms. Gebler recommended that the Board of Trustees treat this as a one-off approval for pergolas that haven't already been designed and approved with the buildings. She suggested that the Board of Trustees look at the number of parking spots being offered on Hudson Street and make sure they are adequate. Since the pergolas are permanent structures, she suggested that the Board of Trustees make the parking spots available in perpetuity. There was a discussion on the visibility of the proposed pergolas. David Smith stated that a portion of the parking on the south parcel is designated for the Bridgeview Tavern under the agreement. David Smith asked Mr. Chavkin if parking spaces would be marked with signed as Village Permit Parking. Mr. Chavkin said there is a license agreement with the Bridgeview Tavern for customers to park on the south parcel during the day. He requested that the Village Board issue permits or hang tags to residents, and they would ensure that there is no overnight towing enforcement for that area of their property. Chairperson Krakauer requested that David Smith prepare the Planning Board’s recommendations to the Board of Trustees. 9. Approval of minutes, November 21, 2024, December 19, 2024 meetings Chairperson Krakauer tabled the approval of minutes to the February 20, 2025 meeting. Richard Gross moved to adjourn the meeting at 9:30 PM. Moved: Gross4 Seconded: Gebler Vote 5-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 11 (1/16/25) � 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-2025 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_2025-01-16 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 2025 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