https://sleepyhollow.localarchives.org/files/original/08d7849104cb7d4ae6aeb24ce6bdfa40.pdf 9be223bc3ac98bcc11c378f512ee6f4d PDF Text Text Village of Sleepy Hollow Planning Board Minutes July 10, 2025 Chairperson Krakauer called the work session to order at 6:30 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Richard Gross Jay Schulz Rachelle Gebler Benjamin Nielsen Chris Camia Also Present: Natalie Burke, McCarthy Fingar LLP David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Ken Anderson Joshua B. Subin, Village Attorney Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalDiscussion 2) 50 on Hudson Street, LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & ARB Approval- Discussion 3) KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review Approval- Discussion 4) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 5) One Kingsland Owner, LLC, 200-210 Palisades Blvd. Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 6) One Kingsland Owner, LLC, 321-327 Hollows Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 7) One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 8) One Kingsland Owner, LLC, 212-216 Palisades Blvd., Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 9) One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 10) One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome, Building, Amended Site Plan & Architectural Review Approval- Discussion 1 (7/10/25) �11) One Kingsland Owner, LLC, 322-328 Palisades Blvd., Proposed (4) Unit Townhome, Building, Amended Site Plan & Architectural Review Approval- Discussion 12) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval- Discussion 13) Cortland Development, LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Discussion 14) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Discussion 15) Sleepy Hollow Holdings, LLC, 144 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 16) Sleepy Hollow Holdings, LLC, 196 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 17) Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval- Continued public hearing Chairperson Krakauer stated that engineering and stormwater documents were submitted. James Natarelli stated that revisions are required for the stormwater model and grading plan. He also needs to confirm whether the Department of Environmental Conservation classifies the site as a hotspot. He explained the definition of a hot spot. Chairperson Krakauer asked Sean McCarthy if there had been progress with compliance topics. Sean McCarthy stated that the case before the Village Court has not been resolved. Chairperson Krakauer stated that the public hearing would continue at the July 17, 2025 meeting. 2. 50 on Hudson Street LLC, 50 Hudson Street, Proposed three-family residence, Site Plan & Architectural Review Approval – Discussion, Pending ZBA Approval Chairperson Krakauer stated that David Smith has prepared a draft resolution. She asked if there are outstanding items that need addressing. James Natarelli stated that the engineering plans require revisions, including language changes, details for the driveway guardrail, and addressing the driveway slope and grading contours where the driveway ties into 48 Hudson Street. The engineering plans need to represent the angled parking spaces to match the architectural drawings. Mr. Natarelli said a call with the engineer and the applicant was scheduled to discuss the proposed drywell system and the required drainage easement between 50 Hudson Street and 48 Hudson Street. 2 (7/10/25) �Sean McCarthy stated that proof of the drainage easement filing would be required before issuing the Building Permit. The Board discussed the proposed drainage systems and their potential impact on adjacent properties. 3. KWD Realty, LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review approval- Discussion Sean McCarthy stated that the application would be presented at the July 16, 2025 the Zoning Board of Appeals meeting. Benjamin Nielsen asked if applications commonly go before the Zoning Board for more than one meeting. Mr. McCarthy stated that the Zoning Board did not have a quorum for the June meeting therefore, the July 16th meeting will be the first presentation and public hearing. Chairperson Krakauer stated that the Planning Board has been very public about their issues with the building massing. The Planning Board did not make an official recommendation. She asked if the Zoning Board had been provided with the Board’s stance on the application. Richard Gross stated that the property is being used for equipment storage and recycling. Mr. Gross stated that the proposed building and use would be more appealing for those coming into the Village than the existing use. The Board members discussed their concerns relating to the proposed building massing and how the Board handles recommendations to the Zoning Board of Appeals. Sean McCarthy stated that the Planning Board records were shared with the Zoning Board of Appeals. The ZBA has the option of directing the application back to the Planning Board for further consideration if they are not comfortable with the presentation. Chairperson Krakauer polled the Board members to determine if they wanted to take additional action to provide official correspondence to the Zoning Board. Chris Camia stated that he is in favor of providing correspondence to the Zoning Board that does not include specific direction and encourages the Zoning Board to review the Planning Board records. Jay Schulz agreed that they should encourage the Zoning Board to review the Planning Board records. Chairperson Krakauer stated that she agrees that the use would be an improvement to the site if the applicant could achieve a reasonable massing and address their other concerns regarding materials and vehicle maneuverability. 3 (7/10/25) �Rachelle Gebler stated that she has concerns about the legality of trying to sway the Zoning Board’s decision. The Zoning Board can review the records and draw its own conclusions. Chairperson Krakauer asked Natalie Burke if there is a legal issue with providing the Zoning Board of Appeals with a letter stating that the Planning Board is not in favor of the application. Ms. Burke stated that she would have to check with Josh Subin on the legality of what is appropriate to send to the Zoning Board. Mr. McCarthy stated that some of the Planning Board's concerns are not in the purview of the Zoning Board of Appeals. The application was originally scheduled for a public hearing on June 18, 2025. The meeting is scheduled for July 16, 2025, as a quorum of members was not available in June. 4. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion Richard Gross asked if the requested drain information was submitted. Sean McCarthy stated that there has been no further communication from the applicant since the presentation in May. 5. One Kingsland Owner, LLC, 200-210 Palisades Blvd., Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Sean McCarthy presented the application drawings and stated that the group of townhomes fronts on the third section of Central Park and along Palisades Boulevard. Chairperson Krakauer solicited comments from the Board. Benjamin Nielsen asked if there are other buildings where the end units face the street. He suggested that the applicant consider locating the front door on the street-facing elevation. Mr. McCarthy confirmed that other buildings have street-facing end units, and agreed that the applicant may be able to reconfigure the entrance to the east elevation. 6. One Kingsland Owner, LLC, 321-327 Hollows Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Sean McCarthy presented the applicant's submission drawings and stated that this group of townhomes is located on the east side of the green space, extending from Palisades Boulevard to Hollows Pass. Chairperson Krakauer suggested adding brick color articulation to avoid mirroring between the two end units at 321-327 Hollows Pass and 322-328 Palisades Boulevard. 4 (7/10/25) �Chris Camia asked Mr. McCarthy to describe the walkway materials on the northwest section of the site plan between the alleys. Mr. McCarthy stated that it is a continuation of the road for emergency vehicle accessibility. Mr. Camia asked if bollards are proposed to prevent other vehicles from using the emergency access road. Mr. McCarthy stated that a removable bollard will be proposed to prevent vehicular use. Mr. Nielsen stated that the elevation direction labels are incorrect on the drawings. 7. One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan &Architectural Review Approval- Discussion Chairperson Krakauer stated that a rendering was not submitted with this application. Sean McCarthy presented the application drawings and stated that the townhome building is located opposite 321-327 Hollows Pass on the western side of the park. Chairperson Krakauer requested that the applicant prepare a rendering for the building. Benjamin Nielsen and Chris Camia were in favor of the high-visibility façade treatments on the front corners of the end units. The Board discussed the north elevation drawing in relation to the mirroring of the two end units and inquired about options for the front and side facades. Guy Mazzola is the Managing Member of Sun Homes, representing the application. He described the intentions of the designs for the front and side building facades. 8. One Kingsland Owner, LLC, 212-216 Palisades Blvd, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Chairperson Krakauer requested that the applicant provide a rendering of the building. Sean McCarthy presented the application drawings. Guy Mazzola stated that the setbacks do not allow for the side elevation bay bumpout feature on the end units. Benjamin Nielsen asked Mr. Mazzola if each of the units would include a different brick color. Mr. Mazzola stated that the designs intend to alternate two brick colors for the buildings with three units. He will have the designers alternate the colors between the buildings. 5 (7/10/25) �Richard Gross asked Mr. Mazzola to confirm that the emergency vehicle-turning radius is sufficient for the Fire Department's ladder truck. Peter Chavkin stated that the emergency vehicle-turning radius plans were reviewed and approved in the original site plan. The Board discussed the alleyways and accessibility to the park. Benjamin Nielsen and Chris Camia suggested that adding a raised pedestrian walkway across the buildings along Hollows Pass would connect the green spaces and serve pedestrians, creating a traffic calming measure. Peter Chavkin stated that he would look into creating the appropriate pathway. Chairperson Krakauer asked Mr. Mazzola if signage would indicate that the site is residential and if additional lighting may be needed in the alley structures. Mr. Mazzola stated that he will present the signage plan and proposed lighting plans at the next meeting. There was a discussion on which units do not have driveways and how parking is restricted in the alleyways. Peter Chavkin stated that the Condominium Board would enforce the parking regulations. 9. One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Sean McCarthy presented the application drawings and described the location of the townhome building. Mr. Mazzola described the design types for the high-visibility units and how the required setbacks prevent bump-outs on the side façade of the one-end unit. Chairperson Krakauer suggested a green wall feature on the brick sidewall. Peter Chavkin stated that he considered green walls, and was deterred by landscapers due to the effects of high winds. 10. One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Sean McCarthy presented the application drawings and described the location of the townhome building. The Board discussed the mirroring of the end units, elevations, and suggestions for using different brick colors. 6 (7/10/25) �11. One Kingsland Owner, LLC, 322-328 Palisades Blvd, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Sean McCarthy presented the application drawings and described the location of the townhome building. The Board discussed the end-unit features, walkways, and separations between the buildings, as well as the location of the gas meters. Jay Schulz asked if there is a walkway between the buildings. Mr. Mazzola stated that there is no walkway between the buildings that front on Palisades Boulevard and that he would confirm the separation distance. The Board requested locating the gas meters between the buildings since there is no walkway. Mr. Mazzola stated that bluestone walkways and patios are located at the front entrances. 12. Joseph and Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval-Discussion Chairperson Krakauer stated that the Board received additional information from the applicant and comments from Ken Anderson. The Board and James Natarelli discussed their concerns regarding the existing stonewall along Riverside Drive and whether the proposed pool and stormwater improvements would affect the wall structure. Sean McCarthy stated that no changes are proposed to the existing stonewall, and it is not part of the site plan application. If the applicant proposed a structure on top of the wall, it would require consideration. James Natarelli stated that the applicant needs to submit stormwater calculations, soil testing, and the specifications for the pool filter and utility connections. Benjamin Nielsen stated that the renderings indicate that the pool heavily relies on landscaping for screening and that he is concerned about the visibility of a pool in a front yard. Jay Schulz stated that the wall would screen the pool surface without plantings. Rachelle Gebler stated that she is concerned that approving a pool in the front yard would create a precedent. Richard Gross asked how deep the pool is. 7 (7/10/25) �Mr. McCarthy stated that the proposed pool is 4 feet deep, 5 feet wide and 35 wide long. The application requires variance approval from the Zoning Board of Appeals. He suggested that the Board could make the referral to the Zoning Board before the applicant completes the engineering drawings. The Board discussed the distance of the pool from the neighboring properties and how it would impact the pedestrian views. Chris Camia stated that he has no issues with the pool. He is that the stonewall would be affected by the proposed storm water retention systems. Chairperson Krakauer polled the Board on referring the application to the Zoning Board. Benjamin Nielsen and Rachelle Gebler opposed making a recommendation to the ZBA and approving a pool in the required front yard. Jay Schulz stated that he has no issue with the proposed pool, as it will not be visible from the Street. Chris Camia and Richard Gross were not opposed to the pool, provided that the engineering does not compromise the stone wall. Chris Camia suggested a change to the proposed aluminum fencing at the front of the house. Mr. McCarthy stated that the stone wall is not an issue at this point. If the Zoning Board approves the pool, it is the applicants’ responsibility to certify that the pool structure will not impact the wall. Chairperson Krakauer stated that she is not in favor of the proposed pool. She will brief Ken Anderson on their discussion. The Board will take action at the July 17, 2025, meeting when the full board is present. 13. Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer stated that David Smith drafted a resolution. Chris Camia stated that the Board was waiting for the engineer to confirm the bollard spacing, and responses to adding additional green space, reducing impervious surface, and finalizing the trash enclosure. Jay Schulz asked if the proposed roundabouts should affect the site plan approval. Sean McCarthy stated that the proposal from the New York State Department of Transportation is not part of the application and would have no impact on the site plan approval. Mr. McCarthy stated that the amendment to the approved site plan proposes to reduce the size of the building. 8 (7/10/25) �Chairperson Krakauer stated that the Board is ready to approve the resolution with conditions at the July meeting. She will brief David Smith on the language changes. 14. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Amended Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer stated that the Board received information from the attorney representing the owner of 74 Beekman Avenue and will allow the attorney to share this information during the July meeting presentation. Sean McCarthy stated that the owner received a stop-work order for building the retaining wall without site plan approval. The owner had the opportunity to remove and restore the site. Since the owner is requesting amended site plan approval, he is required to prove that the wall is structurally sound, within the property lines, and to confirm the impacts on storm drainage. Chris Camia suggested scheduling a site visit. The Board discussed tentative times for setting up a site visit to the 72 Beekman Avenue property. Mr. McCarthy stated the Board could schedule a public hearing for the September meeting. This would give them the month of August to prepare responses to staff concerns. 15. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use Site Plan and Architectural Review Approval-Discussion 16. Sleepy Hollow Holdings, LLC, 196 Cortlandt Street, Proposed change of use Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer stated that commercial use is approved for both properties. There are business owners seeking storefronts. This should be considered before granting a change of use for residential. Sean McCarthy stated that he is not aware of any contact with the applicant and interested commercial use parties. Chris Camia requested advice of counsel to confirm what is within the Board’s purview for change of use approvals. Chairperson Krakauer stated that the Board would consult with Joshua Subin before the next meeting. 9 (7/10/25) �17. Origins Collective, LLC, 178 Beekman Avenue, Proposed change of use Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer stated that this site connects the commercial hubs. Rachelle Gebler asked Sean McCarthy if there is a difference in parking requirements between a religious facility and a salon use. Mr. McCarthy stated that the salon use would require less parking than a public assembly use. Chairperson Krakauer asked Mr. McCarthy how many parking spots exist behind the building. Mr. McCarthy stated that there are no on-site parking spaces. The owner also has an approved Building Permit to renovate the front façade. Mr. Camia suggested that the applicant include the approved facade drawings in the presentation. The Planning Board discussed the property's past uses, signage, and licensing requirements. Chairperson Krakauer adjourned the work session at 9:00 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 10 (7/10/25) � 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_2025-07-10 Approved Planning Board Work Session 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