https://sleepyhollow.localarchives.org/files/original/9b084a074c9af6851af6dbc55d35476c.pdf 84bdbcf91aaccfed7ae9307dc36689dc PDF Text Text Village of Sleepy Hollow Planning Board Minutes June 26, 2025 Chairperson Krakauer called the meeting to order at 7:08 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Richard Gross Jay Schulz Rachelle Gebler Benjamin Nielsen Chris Camia Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Ken Anderson Pamela Kroll, Secretary to Planning Board Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalContinued public hearing 2) 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & ARB Approval- Continued public hearing 3) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 4) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan ApprovalPreliminary presentation 5) Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review- Preliminary presentation 6) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Preliminary Presentation 7) Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval- Preliminary presentation 8) Sleepy Hollow Holdings, LLC, 196 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval- Preliminary presentation 9) Approval of minutes, May 15, 2025, May 22, 2025 1 (6/26/25) �1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval- Continued public hearing Chairperson Krakauer noted that the applicant or representatives were not present. Chairperson Krakauer stated that the Board has not received the engineering drawings for the application. Richard Gross moved to open the public hearing. Moved: Gross Seconded: Schulz Vote 6-0 Chairperson Krakauer solicited comments from the public. There were no public comments. Richard Gross moved to adjourn the public hearing to the July 17, 2025 meeting. Moved: Gross Seconded: Camia Vote 6-0 2. 50 on Hudson Street LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & Architectural Review Approval – Discussion, Pending ZBA Approval Anthony Marchionne stated that he is presenting on behalf of Brian Hopkins. Mr. Marchionne presented Version 5.2 of the proposed plan and described the changes related to the third-floor canopy overhang, soffit and fascia material, and railings. Benjamin Nielsen requested that the neighborhood elevation illustration be updated based on the latest version. Chairperson Krakauer requested that an additional tree be planted in the northeast corner of the parking area and asked Mr. Marchionne to provide details for the guardrail at the back of the property. Mr. Marchionne described the materials proposed for the guardrail along the slope and stated that they would be similar to those installed at 46 Hudson Street. Chris Camia stated that he would prefer the use of timber materials rather than galvanized steel for the guardrails. James Natarelli stated that an easement is required between 48 Hudson Street and 50 Hudson Street for maintenance of the drainage system. Mr. Natarelli requested that the easement be added to the plans. Chairperson Krakauer stated that the Board requires evidence of the proposed easement on the plans before the Board will move forward. Rachelle Gebler moved to open the public hearing. 2 (6/26/25) �Moved: Gebler Seconded: Gross Vote 6-0 Chairperson Krakauer solicited comments from the public. William White stated that he is a resident of 48 Hudson Street, and he does not see any changes in the revised design that would fit into the neighborhood. There were no other public comments. Chairperson Krakauer requested that the applicant submit revisions that include updating the neighborhood elevation illustration, adding the drainage easement, using timber for the guardrails, and adding a tree to the northeast corner of the parking area. She requested that the applicant consider gable roofing. Ms. Krakauer stated that, as someone who lives in the neighborhood, she believes gable-style roofing is one of the exciting features of the houses on the street. Chairperson Krakauer stated that the Board is comfortable drafting a resolution pending the items being addressed before the next meeting. Chairperson Krakauer directed David Smith to prepare a draft resolution. Mr. Nielsen stated that the open railings and the covered porch are big improvements. An updated neighborhood elevation would provide better context for how the house will fit with the neighborhood. Chairperson Krakauer requested that Version 1 be included in the updated neighborhood elevation illustration to show the progression of the design. Chairperson Krakauer stated that the applicant should come back next month. No action was taken. 3. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion Chairperson Krakauer stated that applicant requested an adjournment to the next meeting. No action was taken. 4. Joseph and Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval, Preliminary presentation Dan Sherman stated he is representing the applicants. Mr. Sherman stated that the application proposes to construct a lap pool that is five feet wide by thirty-five feet long on a corner lot. The application requires approval from the Zoning Board of Appeals for the pool enclosure and driveway gate heights in the front yard. 3 (6/26/25) �Chairperson Krakauer asked Mr. Sherman if he had explored different locations and configurations for the pool. Mr. Sherman stated that the backyard consists of solid rock and big oak trees. The pool location is proposed against the existing patio and would provide a view of the river. The proposed pool would appear as a brick terrace from the street level. Chairperson Krakauer stated that the Board has concerns about the pool's location being in front of the house. Although the elevation changes may shield the view of the pool from the street, there are noise factors to consider, and the Board has not approved pools in front yards of other properties. Ms. Krakauer asked Mr. Sherman to describe the proposed fencing that extends beyond the pool enclosure. Mr. Sherman stated that they are proposing a gate for the driveway. The fencing around the rear of the property is code-compliant and is not part of the application. Mr. Sherman stated that the application proposes a brick wall for the pool enclosure and a privacy wall off the house foyer to keep the pool area private from the front door, walkway, and steps. Chris Camia asked Sean McCarthy if aluminum fencing is permitted in the front yard along the street. Mr. McCarthy stated that the maximum fence height in the front yard is three feet. Benjamin Nielsen asked Mr. Sherman why a similar brick approach is not proposed across the elevations instead of the aluminum fencing. Mr. Sherman stated that the brick is intended to appear as a terrace. The fencing is intended to be more transparent. There was a discussion among Mr. Sherman, Benjamin Nielsen, and James Natarelli regarding impervious surfaces, subsurface infiltration systems, and the condition of the existing retaining wall. Ostap Vidov stated that he is a contractor from Kova Construction completing the work at the property. He and the owner are aware that the wall's condition requires attention. Chairperson Krakauer polled the Board members for their comments related to the proposed location of the pool. Mr. Nielsen said he has concerns about a pool in the public right-of-way facing portion of any property and does not think there is a precedent for it in the Village. Chris Camia and Rachelle Gebler agreed with Mr. Nielsen’s concerns about the pool location. Jay Schulz stated that the use of stone and brick could mitigate the aesthetic impact of the pool location, but appreciates the concerns of setting a precedent for allowing pools in the front yard. 4 (6/26/25) �Mr. Nielsen stated that using native planting for landscaping is a Village standard. He suggested Mr. Sherman consider landscaping in front of the wall enclosure. Mr. Nielsen asked Mr. Sherman to describe the location of the proposed pool equipment and inquired whether the property consists of two parcels. Mr. Sherman stated that the pool equipment would be located in the rear yard and piped around the north side of the property. Mr. Vidov stated that the plan includes an old two-foot-high retaining wall. There are not two parcels. The location of the pool was chosen because of the ledge rock, elevation changes, and the lack of privacy in the rear yard. Since the property is a corner lot, it is considered to have two front yards. There was a discussion with Mr. Nielsen, Mr. Sherman, and Mr. Vidov regarding the views from adjacent properties and Kelbourne Avenue. Mr. Nielsen stated that the reason for not allowing pools in front yards is due to privacy and separation. The application should comprehensively demonstrate that the pool will not have a visual impact on the adjacent properties and street. There was a discussion regarding the size of the proposed pool. Mr. Sherman stated that he would discuss adding a low hedge around the pool. Chris Camia stated that there should be a high focus on an engineering review. Chairperson Krakauer stated that the Board needs more time to discuss the application before referring the application to the Zoning Board of Appeals. Chairperson Krakauer requested that Mr. Sherman submit updated materials by July 10, 2025, for the Work Session. There was a discussion on which items require approval from the Planning Board. Mr. Natarelli stated that he would prepare an engineering review. Mr. Schulz requested that plans be submitted to show different lines of sight. Mr. Sherman stated that he would prepare a 3D topo model that would show how the pool would be viewed from adjacent properties. No action was taken. 5 (6/26/25) �5. Cortlandt Development LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Preliminary presentation Jonathan Merheb stated that he is an engineer from JMER Engineering, P.C., presenting on behalf of Cortalndt Development. Mr. Merheb stated that the property owner and the tenant for the deli determined that the construction logistics for the driveway would be tight for deliveries and garbage pickup. The application proposes demolishing an 8-foot section of the building and reducing its size by 160 square feet. The application would improve site safety by increasing the building setback from North Broadway and widening the driveway by 3 feet. Per the conditions of the original approval, adjustments were made to the lighting plan and fixtures. Mr. Merheb stated that although he did not update the renderings, the owner still plans to reuse the existing stone on the front elevation. The revised plan would eliminate one entrance and some shelving in the deli space. Chairperson Krakauer asked Mr. Merheb to describe the proposed garbage enclosure. Mr. Merheb stated that a white vinyl privacy fencing material is proposed for the garbage enclosure. Only the adjacent properties would be visible from the garbage enclosure area. Benjamin Nielsen suggested that the applicant consider using synthetic decking material for the garbage enclosure to provide better aesthetics and durability. Jay Schulz suggested adding plantings to offset the additional impervious surface. There was a discussion between the Board members and Mr. Merheb on the possibilities of adding additional landscaping. Mr. Merheb stated that he would add low shrubbery under the bay window. There was a discussion between the Board members and Mr. Merheb regarding the change in the number of outdoor eating tables and the number and spacing of the proposed bollards. James Natarelli and Mr. Merheb discussed the requested stormwater changes from the original approval. The Board agreed that the amended application would be an improvement to the approved site plan. Benjamin Nielsen moved to waive the public hearing requirement. Moved: Nielsen Seconded: Camia Vote 6-0 Chairperson Krakauer requested that a draft resolution be prepared for the July 17, 2025 meeting. 6 (6/26/25) �6. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Preliminary presentation Gabrielle Salman stated that she is an architect representing the applicant. Ms. Salman stated that the structure is a mixed-use building in the C-2 zoning district, currently under construction. Ms. Salman stated that the changes include a concrete platform and stairs to the yard for garbage disposal containers, air conditioning units, and a wraparound retaining wall. Chairperson Krakauer asked Ms. Salman to describe the reasons for the requested changes. Ms. Salman stated that the changes are necessary due to the change in the air conditioning system. The proposed changes would enable the applicant to maximize green space and minimize the platform's requirements. Benjamin Nielsen asked Ms. Salman if the proposed retaining wall would affect the use of the alleyway in the back and inquired about how trash is removed from the property. Ms. Salman stated there is no alleyway and that the garbage would be brought out through the building to the front for pickup. Ms. Salman stated that the proposed changes to the first floor include reducing the size of the bathroom and modifications to the front elevation. The space is proposed to be an ice cream store. The Board of Health is reviewing the plan and expects approvals within the next couple of weeks. Rachelle Gebler asked Ms. Salman to describe the proposed changes to the front façade. Ms. Salman presented the proposed conditions plan and stated that the front elevations include changes to the windows, doors, and revisions to the proportions of the elevations. Chris Camia asked Ms. Salman to show the comparisons of what is proposed from the approved site plan drawings. Ms. Salman stated that site plan comparisons are not included in her current presentation. Chairperson Krakauer requested that Ms. Salman prepare a side-by-side comparison of the approved building and the proposed changes. Ms. Salman stated that she would prepare a comparison of the approved and proposed site plan. The proposed changes also include adding treatments for the gaps on the sides of the building. Mr. Nielsen asked if signage is proposed on the building and the ice cream business. 7 (6/26/25) �Ms. Salman stated that there is signage embedded in the brick on top of the building. Cristian Carrion stated that he is the owner and the contractor for the building. The ice cream store proposes to use an awning for signage. Mr. Carrion stated that the main reason for coming to the Planning Board was to obtain approval for the back elevation. There is a four-foot drop from the backyard to the building corridor. Originally, a wooden deck and platform were not permitted due to the setbacks. The concrete platform and stairs will provide a place to store the garbage cans and offer a way for tenants to carry them out through the building corridor to the street. Mr. Nielsen asked Mr. Carrion if railings are proposed for the platform. Mr. Carrion stated that a 4-foot high railing is proposed. Mr. Nielsen asked Ms. Salman if the garbage platform would be visible from the adjacent properties. Ms. Salman stated that the platform would not be visible from adjacent properties. Chris Camia requested that Ms. Salman include the awning on the elevation drawings. Mr. Nielsen asked Mr. Carrion to describe the layout of the doors and entrances. Mr. Carrion described the use of the doors for the retail and residential spaces. Jay Schulz asked Mr. Carrion to describe what the back half of the lot will be used for. Mr. Carrion stated that the rear yard is grass and will be used as recreational space for the tenants. There was a discussion with James Natarelli, Ms. Salman, and Mr. Carrion regarding the property grade changes, intentions for the proposed retaining wall, the existing retaining wall, and how the drainage may be effected. James Natarelli requested that the applicant prepare spot elevations and contours. Chairperson Krakauer stated that she would be comfortable waiving the public hearing requirement and asked the Board if they prefer to wait to review the façade comparison. Jay Schulz stated that if the front façade is changing, the Board should wait to receive the comparison drawings from the architect. Ms. Salman stated that she would submit a site plan comparison and responses to the Boards request. Chairperson Krakauer directed David Smith to draft a resolution. 8 (6/26/25) �No action was taken. 7. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval – Preliminary presentation Gabrielle Salman is the architect representing the applicant. Ms. Salman stated that a Building Permit was issued during the COVID pandemic to convert the first floor commercial space into a residential apartment. The applicant did not complete the work. Ms. Salman stated that the building currently contains (1) three bedroom apartment on the second floor and (2) two bedroom apartments on the third floor. The application proposes to convert the first floor space into (1) three bedroom apartment. Benjamin Nielsen asked Ms. Salman if the first floor is currently a retail space. Ms. Salman stated that the first floor space is currently vacant. The owner decided to convert the space to residential because he has not been able to get a tenant for years. Mr. Nielsen stated that there has been a lot of the discussion with Board of Trustees with business owners who claim they are having a difficult time finding retail space in the Village. Mr. Camia stated that there are at least three business owners looking for retail space on Beekman Avenue. Ms. Salman presented the first floor existing and proposed conditions plan and described the proposed apartment floor plan layout. Ms. Salman stated that the application requires approval for change of use and SEQRA. Ms. Salman presented the elevation drawings. Chairperson Krakauer asked Ms. Salman if she would ask the applicant if they want to have to have a connection with Board of Trustees to see if there a possible business owner interested before going through the Planning Board process Ms. Salman stated that she would have a discussion with the property owners to see if they are interested in connecting with the Board of Trustees. Benjamin Nielsen asked Sean McCarthy if keeping the commercial use would eliminate the need to get Planning Board approval. Sean McCarthy stated the commercial space of 144 Cortlandt Street used to be a bakery. Someone recently inquired about opening up a candy store. Keeping the commercial use eliminates the need for Planning Board or Zoning Board of Appeals approval. Mr. Nielsen stated that the community and economic conditions have changed in the last five years. 8. Sleepy Hollow Holdings, LLC, 196 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval- Preliminary presentation 9 (6/26/25) �Gabrielle Salman stated the application proposed to convert the area on the right side of the first floor into a three-bedroom apartment. Ms. Salman described the floor plan and elevations, and stated that this space is in disrepair and requires structural reconstruction and has been vacant for more than ten years. She will discuss the option of keeping a commercial tenant with the owner. Chairperson Krakauer stated that the applicant may reach out to the Board of Trustees directly. No action was taken. 9. Approval of minutes, May 15, 2025, May 24, 2025 Chris Camia move to approve the minutes from the May 15, 2025 and May 24, 2025 meetings as amended. Moved: Camia Seconded: Schulz Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Rachelle Gebler- yes Benjamin Nielsen- yes Jay Schulz- yes Vote 6-0 Jay Schulz moved to adjourn the meeting at 8:45 PM. Moved: Schulz Seconded: Camia Respectfully submitted, Pamela Kroll Secretary to the Planning Board 10 (6/26/25) � 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_2025-06-26 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