https://sleepyhollow.localarchives.org/files/original/85c3756cf0a45f73883d1664a9225428.pdf 3a5c25fbc6ebcc0cb44d655e90acaf14 PDF Text Text Village of Sleepy Hollow Planning Board Minutes March 20, 2025 Chairperson Krakauer called the meeting to order at 7:23 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Chris Camia Richard Gross Jay Schulz Rachelle Gebler Benjamin Nielsen Ken Anderson Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Pamela Kroll, Secretary to the Planning Board Agenda: 1) Cortlandt Development LLC, 377 North Broadway, Proposed deli/market, Site Plan & Architectural Review Approval- Continued public hearing 2) One Kingsland Owner, LLC, 332-338 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Draft resolution 3) SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development, Block A Proposed medical office building, Site Plan and Architectural Review ApprovalPublic hearing, Continued public hearing 4) One Kingsland Owner, LLC, 340-350 Legend Drive, Proposed (6) Unit Townhome Building, Architectural Review Approval- Draft resolution 5) One Kingsland Owner, LLC, 349-355 Hollows Pass, Proposed (4) Unit Townhome Building, Architectural Review Approval- Draft resolution 6) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II- Waterfront Open Space- North Buffer, Amended Site Plan & Wetlands Watercourse Permit Approval- Draft resolution 7) 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & ARB Approval- Presentation 8) Marathon Development Group, LTD, 100 College Avenue, Proposed 105-unit mixeduse development, Subdivision, Special Permit, and Site Plan Approval- Presentation 1 (3/20/25) �9) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalContinued public hearing 10) KWD Realty, LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review Approval- Discussion 11) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit ApprovalDiscussion 12) Approval of minutes, February 20, 2025 1. Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Site Plan & Architectural Review Approval- Continued public hearing Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Gebler Vote 7-0 Jonathan Merheb is the engineer from JMER Engineering P.C., representing the property owner. Mr. Merheb stated that the revised plans include changing the fence from chain link to vinyl, adding a landscape strip along Pocantico Street, adding surface-mounted bollards for pedestrian safety, and moving the planters to the sidewalk in front of the building. Mr. Merheb described the drainage improvements and stated that a vehicular maneuverability diagram demonstrates safe access from all parking spots. Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer solicited comments from the Board and consultants. Benjamin Nielsen suggested that large planters anchored in the pavement would be more aesthetic and provide better safety than bollards. The Board discussed the options using bollards instead of planters along the storefront. Mr. Merheb agreed to use decorative steel bollards that incorporate bike racks. James Natarelli requested that Mr. Merheb revise the civil plans to wrap the front drainage leader to the rear of the property, address the system overflow, and confirm that the proposed lighting plan complies with the foot-candle requirements along the property lines. Mr. Merheb stated that he would address the front leader drain if the elevations permit it, would provide an open grate instead of a solid cover for overflow, and would relocate or provide fixtures with less wattage where they are close to the property lines. David Smith read the conditions of the draft resolution. Richard Gross moved to close the public hearing and approve the resolution. 2 (3/20/25) �Moved: Gross Seconded: Anderson Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 7-0 2. One Kingsland Owner, LLC, 332-338 Legend Drive, Proposed (4) Unit Townhome Building, Architectural Review Approval- Draft resolution Craig Tompkins is the VP of Landing Development of Biddle Real Estate Ventures, representing One Kingsland Owner, LLC. Mr. Tompkins stated that the revised plans include a revised cover sheet, a planning board endorsement block, representation of the previous approvals, addition of address numbers on the back of the buildings, and revised locations of the rooftop mechanical equipment. David Smith asked if the architect determined that the rooftop coverage on the fourth floor is more than limited to 75% of the area below it. Mr. Tompkins said he would submit revised calculations showing that the fourth-floor rooftop complies with the 75% coverage condition. Mr. Tompkins stated that an enlarged detail of the previously approved landscape plan was provided to demonstrate the area at the corner of the block. David Smith requested that future applications include graphics that show comparisons of the townhome groupings on either side of the proposed building to give the Board a sense of how the blocks are laid out and avoid excessive similarity in the Kit of Parts. Mr. Tompkins said he would submit revised application submissions for the upcoming applications, including comparison graphics, for the next meeting. David Smith read the draft resolution, design requirements, and approval conditions. Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Nielsen Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes 3 (3/20/25) �Ken Anderson- yes Vote 7-0 3. SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development Block A Proposed medical office building, Site Plan & Architectural Review- Continued public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Anderson Vote 7-0 Janet Giris is a partner with the law firm of DelBello Donnellan Weingarten Wise & Wiederkehr, LLP, presenting on behalf of the applicant. Ms. Giris stated at the February meeting that the Board directed staff to prepare a draft resolution. Modifications were made to the draft resolution that they reviewed. Mr. Giris stated that the rooftop finish will match, and landscaping would be corrected on the final site plan drawings. Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer solicited comments from the Board or the consultants. There were no comments from the Board. Chairperson Krakauer requested that David Smith read the draft resolution and call out the changes. David Smith stated that the revisions received from the Building Department were to reorganize the conditions related to the general site plan approval, signing of the resolution, issuance of permits, and the temporary or permanent Certificates of Occupancy. David Smith read the amended resolve clauses and conditions of the draft resolution. Ms. Giris requested changes to the wording of the condition related to the required performance bond for the pedestrian connection in connection with the signing of the resolution. Ms. Giris asked David Smith to repeat the condition related to the Block A parcel remaining a taxable lot and to review the dates of the consultant reviews. Ms. Giris stated that the revised draft resolution conditions are acceptable. Sean McCarthy stated that the Board discussed the time limits for calling the bond if the pedestrian stair connection from Beekman Avenue is not completed by September 30, 2025. The Planning Board shall approve the final construction logistics plan instead of the Building Inspector. There was a discussion regarding the conditions for approving the eastern garage elevation mural and the curb adjustments on Beekman Avenue. 4 (3/20/25) �Janet Giris requested time to review the revised resolution conditions with the applicant. Rachelle Gebler moved to close the public hearing. Moved: Gebler Seconded: Camia Vote 7-0 Ms. Giris stated that the Construction Logistics plan is typically prepared when a contractor is on board and is part of the issuance of the Building Permit. Ms. Giris stated that the professionals are the appropriate experts to determine the logistics of construction sequencing, and the Planning Board does not have expertise in that area. Mr. Giris asked what the process for the Planning Board approval would entail. Mr. McCarthy stated that the Planning Board typically reviews a conceptual logistics plan. The submitted logistics plan is insufficient in detailing what will need to happen on the site about closing sidewalks, parking spaces, pedestrian traffic detours, possible road closures, and temporary curb cuts. The material staging areas will be located two blocks from the construction site and will be reduced due to residential properties and the supermarket. Ms. Giris asked if the logistics plan could be approved as an administrative procedure. David Smith re-read the resolution conditions related to requiring Planning Board approval. He proposed modifying the language to read that a conceptual logistics plan will be submitted for the Planning Board review, with the final plan approval by the Building Department. Chris Camia agreed that the Board should be able to review the logistics plan and make suggestions, while Sean McCarthy can provide the enforcement and final review. Chairperson Krakauer stated she was open to scheduling a work session to review the logistics plan. Ms. Giris stated that the applicant is not comfortable with the tax conditions. Ms. Giris stated that while there is no intention for the property to come off the tax rolls at this time, it is neither appropriate nor within the Board’s power to require that a property be on the tax rolls in perpetuity, and questions the legality of it. Joshua Subin suggested that the Board seek counsel's advice to hear his opinion on the tax condition. At 8:33 PM, Chairperson Krakauer stated that the Board would hold an advice of counsel session and resume the meeting. At 8:51 PM, the Board resumed the meeting. Chairperson Krakauer requested that David Smith read the alternative proposal to address the applicants’ concern. 5 (3/20/25) �David Smith stated that the Board proposes adding two separate whereas clauses to the draft resolution and agreed to remove condition #10 related to the taxes as follows: “Whereas the Village of Sleepy Hollow is part of a rezoning of the former General Motors North Tarrytown Assembly plan that envisioned significant economic redevelopment associated with the development of the site, and Whereas the applicant has made representations that the proposed use would be beneficial to the Village’s economic redevelopment.” Chairperson Krakauer stated that the Board is comfortable with the requests. Ms. Giris stated that she is okay with the revisions based on what she reviewed. Ms. Giris stated that the last-minute changes to the draft resolution were unsettling. If there are issues, they will come back before the Board. Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Gross Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 7-0 4. One Kingsland Owner, LLC, 340-350 Legend Drive, Proposed (6) Unit Townhome Building, Architectural Review Approval- Draft resolution Craig Tompkins is the VP of Landing Development of Biddle Real Estate Ventures, representing One Kingsland Owner, LLC. Mr. Tompkins stated that the revised plans include a revised cover sheet, a planning board endorsement block, and representation of the previous approvals, addition of address numbers on the back of the buildings, and revised locations of the rooftop mechanical equipment. David Smith stated that the conditions and requests for the draft resolution are the same as those detailed for the approval of 332-338 Legend Drive. Mr. Tompkins said he would submit revised calculations showing that the fourth-floor rooftop complies with the 75% coverage condition. Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Schulz Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes 6 (3/20/25) �Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 7-0 5. One Kingsland Owner, LLC, 349-355 Hollows Pass, Proposed (4) Unit Townhome Building, Architectural Review Approval- Draft resolution Craig Tompkins is the VP of Landing Development of Biddle Real Estate Ventures, representing One Kingsland Owner, LLC. Mr. Tompkins stated that the revised plans include the same revisions submitted with the other buildings. David Smith stated that the conditions and requests of the draft resolution are the same as detailed for the approvals of 332-338 Legend Drive and 340-350 Legend Drive, with additional conditions as follows: The fourth floor's enclosed/ roofed areas shall be limited to less than 75% of the floor below for interior units. Fourth-floor enclosed/ roofed areas shall be limited to 50% or less of the floor below for end units generally open to view or for higher visibility units as may be determined by the Planning Board. After due consideration, based on documentation provided to the Planning Board dated 2/6/25, the Planning Board determines that Units #63 and #66 are high visibility units given their frontage on Hollow Pass and limits the enclosed/roofed area to 50% percent or less for the end units (#63 and #66) presented as part of the Proposed Action. Rachelle Gebler moved to approve the resolution. Moved: Gebler Seconded: Anderson Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 7-0 6. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase II –Waterfront Open Space- North Buffer, Amended Site Plan & Wetlands Watercourse Permit Approval – Draft resolution Craig Tompkins stated that no revisions have been made to the plans presented in February. Mr. Tompkins requested to work with the Building Department to find a solution to identify the vehicle's emergency access path from Legend Drive to the park. The proposed path will be a 7 (3/20/25) �grass material that provides stability to hold fire trucks and to be used by pedestrians. Mr. Tompkins stated that the North Buffer work and the water line extension from Legend Drive to the Park are proposed to start in May. Chairperson Krakauer solicited comments and suggestions from the Board. Benjamin Nielsen suggested using landscape edging as a natural border to delineate the emergency pathway and asked if Woodard & Curran reviewed the revisions. Sean McCarthy said that Woodard & Curran has open items that need to be addressed. Mr. Tompkins stated that Woodard & Curran and WSP are working through the discrepancies between the engineers and requested that they be allowed to resolve them prior to filing the Building Permit. Mr. Nielsen asked Mr. Tompkins to provide a status of the balance of the waterfront park, as the completion of the buffer channel is part of the Phase III Waterfront Open Space Park. Mr. Tompkins stated that the certificates of occupancy for the buildings along Hollows Pass rely on the completion of the North Buffer, landscape, and public parkland in front of them. The Waterfront Open Space Phase III is tied to the development of Block Q, which is years away. Chairperson Krakauer asked Mr. Tompkins for the estimated completion date of the North Buffer. Mr. Tompkins stated they are committed to completing the North Buffer before Building M on Hollows Pass is occupied. Chris Camia asked if the completion of the North Buffer would trigger access from Legend Drive up to the circle. Mr. Tompkins stated that the road would be open to the circle except for Hollows Pass when the first Building M seeks occupancy. He estimates that it should be completed by the end of the year. David Smith read the resolve clauses and the conditions of the draft resolution. The Board discussed the conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Camia Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes 8 (3/20/25) �Jay Schulz- yes Ken Anderson- yes Vote 7-0 7. 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence Site Plan & Architectural Review Approval – Presentation Brian Hopkins is the owner and architect of the property. Mr. Hopkins stated that the proposed changes to the building façade materials include using a lighter color board and batten fiber cement siding with wood accents, decking and window separations. Mr. Hopkins presented an alternative slanted parking layout, described how it would provide larger parking spaces, and allow for possible tandem parking. The Board suggested architectural design changes to the stair risers and railings, window trims, roof style, front porch, and color schemes to resemble the adjacent properties. Mr. Hopkins stated that there is a strong precedent for modern building architecture elements created from the Edge-on-Hudson Development and neighboring properties. The Planning Board approved a similar parking arrangement at 46 Hudson Street. Mr. Hopkins described how the proposed front stoop provides a better solution than a front porch and reduces the size of the building from the streetscape. Chairperson Krakauer asked Mr. Hopkins if a variance is required for the proposed wall along the driveway. Mr. Hopkins stated that he removed the proposed retaining wall. There was a discussion between Mr. Natarelli and Mr. Hopkins regarding the proposed stormwater calculations of the shared driveway impervious surfaces, whether a drainage easement will be required, regulations for compact parking spaces, and the maximum driveway grade percentages. No action was taken. 8. Marathon Development Group LTD, 100 College Avenue, Proposed 105-unit mixed-use development, Subdivision, Special Permit, and Site Plan ApprovalPresentation Brian Sinsabaugh stated that he is an attorney with Zarin & Steinmetz on behalf of the applicant, Marathon Development Group, LTD. Mr. Sinsabaugh stated that the team met with the consultants and the Building Inspector on February 25, 2025, the Board of Trustees on March 4, 2025, and the Local Development Corporation (LDC) on March 10, 2025. Meetings were held with LDC on March 24, 2025, and the Board of Trustees on March 25, 2025. Mr. Sinsabaugh stated that the submitted parking surveys prepared by Kimley Horn determined that, based on the studies, 172 parking spaces are needed for the residential units and 8 spaces are required for the retail per Code, for a total of 180 spaces, where they propose to provide 200 parking spaces. Mr. Sinsabaugh stated that a hydrant flow test was conducted on March 5, 2025. 9 (3/20/25) �They are working with the LDC on the citing criteria for the Special Permit, in which the Village of Sleepy Hollow must have an ownership stake in the property. They are reviewing and executing a proposed joinder agreement with the LDC to take an ownership stake in the property. He stated that the application is complete and requested that the Planning Board circulate intent as the declared lead agency. Chairperson Krakauer solicited comments from the Board and consultants. David Smith stated that the issue regarding density arose during the work session. Mr. Smith asked the applicant to describe how density and the proposed unit count were determined. Ed Vogal is the project architect from Warshaurer Mellusi Washaurer Architects. Mr. Vogal stated that the requested increase in density was calculated for a viability function, more than a formula from the Zoning Code or the underlying zoning code. Part of the request is for the Village Board to allow the proposed density to occur. Chairperson Krakauer asked how the density was calculated. Mr. Vogel stated that the density calculation was based on unit count, not unit bedroom counts. Mr. Smith asked Mr. Vogel how they determined to propose 105 units. Mr. Vogel stated that the 105-unit count is based on the proposed lot area. The calculation is based on 10,000 square feet of lot area for the first 15 dwelling units, an additional unit for every 500 square feet of lot area, and applying a 20% bonus. The maximum density for the new lot is calculated as the permitted density count of 130 units, whereas they are proposing 105 units. Mr. Vogel asked Sean McCarthy if the Village of Sleepy Hollow Zoning code calculations differ. Sean McCarthy stated that his calculations per the Village of Sleepy Hollow Zoning Code differ. David Smith stated that the differences in calculating the proposed density should not necessarily hold up the circulation of the Notice of Intent action and the days. Chris Camia asked Mr. Sinsabaugh where those who park in the lot now would park during construction of the new lot. Mr. Sinsabaugh stated that it is a continued analysis they are working on, and they have reached out to some surrounding properties that may be beneficial and are expanding the approach where they are looking to provide temporary parking and shuttles. Chairperson Krakauer stated that the Board is concerned about traffic flow and requested that the construction plan identify local parking areas. The Board discussed properties that could be used for temporary parking. 10 (3/20/25) �Mr. Smith reviewed the State Environmental Quality Review Act criteria and stated that his preliminary findings will classify the proposed application as a Type I action. Chris Camia stated that the parking study significantly differs from the Zoning Code and does not accurately depict real time conditions. He is concerned about the reliance of utilizing (9) public street parking spaces. Mr. Sinsabaugh stated that the parking studies were based current conditions and that affordable housing is a unique use. Benjamin Nielsen moved to direct staff to circulate a Notice of Intent to all interested parties for the Planning Board to be the Lead Agency for the State Environmental Quality Review process Moved: Nielsen Seconded: Camia Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Ken Anderson- yes Vote 7-0 9. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan Approval -Continued public hearing Chairperson Krakauer stated that the applicant has requested an adjournment of the public hearing to the April 24, 2025 meeting. 10. KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility Site Plan & Architectural Review Approval- Discussion Karl Dibble is the property owner. Mr. Dibble described the revised site plan and renderings. Mr. Dibble stated that Cronin Engineering is working on the stormwater plans. There was a discussion between the Board and Mr. Dibble regarding the variances required for the current plan related to coverage, height, and setbacks in relation to the property grades and perspective street views. Chairperson Krakauer asked Mr. Dibble if he had consulted with the Department of Transportation regarding the three curb cuts. Mr. Dibble stated that there are currently three curb cuts. The application proposes to relocate and reduce two of them. The gate will be open from 7:00 AM to 11:00 PM and locked when the establishment is closed. There will be signage to identify the entrance uses. 11 (3/20/25) �James Natarelli asked Mr. Dibble to provide details that determine if the driveway to the back of the building and the adjacent retaining walls in the setback would require a variance. Mr. Dibble stated that he would confirm if the retaining walls and fencing height would require a variance, and if he can manipulate the grade to reduce the height without affecting the driveway slopes. Mr. Natarelli requested that Mr. Dibble submit the topographic property survey. There was a discussion between the Board and Mr. Dibble regarding concerns about the proposed massing of the building, its visual impact on the neighborhood, and the significance of the variances that he is seeking to construct a non-compliant building. Rachelle Gebler polled the Board and stated they agree that they are not comfortable making a positive recommendation to the Zoning Board of Appeals. The Planning Board agreed that it is appropriate for Mr. Dibble to apply to the Zoning Board of Appeals, given their concerns regarding the massing, so that the Zoning Board and the public could weigh in on the requested variances. The Planning Board provided suggestions that would improve the compliance of the proposed building. Sean McCarthy stated that the Planning Board’s comments are part of the record and would be submitted to the Zoning Board of Appeals. Mr. Dibble stated that he will apply to the Zoning Board of Appeals. 11. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III –Waterfront Open Space, Site Plan & Wetlands Watercourse Permit Approval – Discussion Chairperson Krakauer stated that the discussion has been adjourned. 12. Approval of minutes, February 20, 2025 Rachelle Gebler moved to approve the February 20, 2025 meeting minutes. Moved: Gebler Seconded: Anderson Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- abstained Jay Schulz- yes 12 (3/20/25) �Ken Anderson- yes Vote 6-0-1 Richard Gross moved to adjourn the meeting at 10:58 PM. Moved: Gross Seconded: Gebler Vote 7-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 13 (3/20/25) � 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_2025-03-20 Approved Planning Board Minutes Subject The topic of the resource Planning Board Minutes & Resolutions-2025 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