https://sleepyhollow.localarchives.org/files/original/7dd0eb07166a4569b991dda368bf7d71.pdf b2f180ec902c441ed34082d5b87b675b PDF Text Text Village of Sleepy Hollow Planning Board Minutes September 11, 2025 Chairperson Krakauer called the work session to order at 6:30 PM. Chairperson Krakauer read the agenda. Present: Lindsay Krakauer, Chairperson Jay Schulz Ken Anderson Benjamin Nielsen Chris Camia Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Richard Gross David Smith, Village Planner Pamela Kroll, Secretary to the Planning Board Agenda: 1) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan ApprovalDiscussion 2) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Discussion 3) Cortlandt Development, LLC 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Discussion 4) Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 5) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Discussion 6) One Kingsland Owner, LLC, 200-210 Palisades Blvd. Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 7) One Kingsland Owner, LLC, 212-216 Palisades Blvd., Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 8) One Kingsland Owner, LLC, 322-328 Palisades Blvd., Proposed (4) Unit Townhome, Building, Amended Site Plan & Architectural Review Approval- Discussion 9) One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome, Building, Amended Site Plan & Architectural Review Approval- Discussion 10) One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 1 (9/11/25) �11) One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 12) One Kingsland Owner, LLC, 321-327 Hollows Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 13) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 14) KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review Approval- Discussion 15) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval- Discussion 16) Sleepy Hollow Holdings, LLC, 144 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 17) Sleepy Hollow Holdings, LLC, 196 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 18) Francesco Alesci, FBS Contracting, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval- Discussion 1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval-Discussion Chairperson Krakauer stated that a resolution has been drafted for the application. She solicited comments from the Board and consultants on outstanding issues. James Natarelli stated that the proposed infiltration system for the expanded parking area is considered a hot spot by the Department of Environmental Conservation’s stormwater manual due to the maintenance and storage of vehicles. He has requested that the applicants’ engineer design a pre-treatment plan to mitigate runoff to the infiltration system. 2. John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval – Discussion Chairperson Krakauer solicited comments from the Board and permitted the property owner and the project architect to join the discussion. Benjamin Nielsen stated that the property includes an existing non-conforming garage. Sean McCarthy stated that the applicant proposes to remove the existing garage. The proposed application complies with the Zoning Code setback requirements. Mr. Nielsen asked if the tree in the backyard would need to be removed to construct the garage. 2 (9/11/25) �John Mancebo stated that they may have to remove the tree for construction purposes. Dipti Shah, the project architect, stated that she will have an arborist evaluate the tree. Mr. Nielsen stated that asked questions related to the proposed architectural design drawings, including elevations, window locations, door placements, and floor plans. He requested that the applicant provide a photograph study that compares the architectural styles and dimensions of the neighboring houses. Ms. Shah stated that the house is not visible from the street. The proposed additions are below the maximum permitted height. Chris Camia asked Mr. Mancebo to confirm that he does not intend to rent the garage space. Mr. Mancebo stated that he would not rent the garage space. Ken Anderson asked Ms. Shah if a third floor is proposed and stated that a fire suppression system is required. Ms. Shah stated that the third floor is proposed as finished attic space because the house does not have a basement for storage. There was a discussion on the number of windows and reasons for omitting them from certain locations. Ms. Shah stated that the French doors are missing from the front elevation drawings, and the fireplace is not shown on the plans. James Natarelli questioned the status of the civil engineering drawings. Ms. Shah stated that Hudson Engineering is scheduled to perform the deep hole testing and that Nick Shirriah will attend the Planning Board meeting with the property owner since she is unavailable. Ms. Shah stated that removing the tree would allow them to install a rooftop solar system. Joshua Subin suggested that the applicant review the Village Code, Chapter 385. Chairperson Krakauer requested that the applicant resubmit updates for the meeting. 3. Cortlandt Development, LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Draft resolution The Board discussed the outstanding items and the conditions on the draft resolution. 3 (9/11/25) �4. Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion Chairperson Krakauer stated that the Board received a submission from the applicant. Sean McCarthy stated that the applicant was asked to remove the streetlight mounted at the first floor level at the sidewalk. Chris Camia asked Mr. McCarthy to confirm what the Planning Board is reviewing. Mr. McCarthy stated that the Planning Board is reviewing the proposed change of use and signage. Although the property owner was issued a Building Permit to replace the windows, the applicant is requesting to change the front windows and the entrance doors. The Board discussed the proposed signage design. Chris Camia suggested that the Board discourage the use of awnings with signage to avoid maintenance issues. The Board discussed the use of awnings versus mounted signage. The Board discussed their concerns and suggestions for the interior layout of the salon and café. The Board discussed the proposed changes to the front windows. 5. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use Building, Amended Site Plan & Architectural Review Approval - Discussion Chris Camia requested that the Board pause the Work Session for advice of counsel at 6:55 PM. The Board resumed the Work Session at 7:14 PM. Chairperson Krakauer stated that the Board is awaiting verification of the as-built survey. James Natarelli stated that he has requested updated topography information related to the proposed wall, how it ties in the grades on both sides of the property, updated drainage plans, and impervious surface and stormwater design calculations. 6. One Kingsland Owner, LLC, 200-210 Palisades Blvd., Proposed (6) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 7. One Kingsland Owner, LLC, 321-327 Hollows Pass, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 8. One Kingsland Owner, LLC, 315-319 Hollows Pass, Proposed (3) Unit Townhome Building, Amended Site Plan &Architectural Review Approval- Discussion 4 (9/11/25) �9. One Kingsland Owner, LLC, 212-216 Palisades Blvd, Proposed (3) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 10. One Kingsland Owner, LLC, 301-313 Hollows Pass, Proposed (7) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 11. One Kingsland Owner, LLC, 201-209 Hollows Pass, Proposed (5) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion 12. One Kingsland Owner, LLC, 322-328 Palisades Blvd, Proposed (4) Unit Townhome Building, Amended Site Plan & Architectural Review Approval- Discussion Chairperson Krakauer stated that the Board received revised submissions and solicited comments from the Board. She asked Sean McCarthy if further information on the directional signage had been submitted. Sean McCarthy stated that no additional details were submitted for directional signage. The Board discussed the reasons for similar street number addresses within the Edge-on-Hudson development. Benjamin Nielsen stated that he is not opposed to granting the reduced front yard setback for the two buildings along Tappan Zee Park. Benjamin Nielsen stated that the restrictions for the fourth-floor loft coverage on high-visibility end units were negotiated as part of the Special Permit to reduce impacts on public views. He objects to the request for a 72% coverage. The Board discussed the intent behind stepping back the fourth-floor loft space and why a 50% coverage limitation was adopted for high-visibility end units. Joshua Subin stated that the applicant had a specific reason for the request and suggested that the Board ask the applicant to explain further. The Board discussed changes made to the end unit side elevations for Building H at 212-216 Palisades Boulevard and Building G at 301-313 Hollows Pass. The Board discussed the additional door locations shown on the plans for Building E, located at 200-210 Palisades Boulevard, and Building F, located at 201-209 Hollows Pass. The Board discussed alternative options for the bollards located in front of the gas meters for Building H at 212-216 Palisades Boulevard and Building I at 315-319 Hollows Pass. Benjamin Nielsen asked if the applicant had made improvements to the pedestrian flow between the interior buildings H and I. Ken Anderson stated that a crosswalk was added between Buildings E & F and Building H. 5 (9/11/25) �Chairperson Krakauer stated that the applicant should summarize the changes at the public hearing and address concerns related to the fourth-floor coverage, bollards, and proposed setbacks. 13. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval - Discussion Chairperson Krakauer stated that the applicant has not submitted updated information. 14. KWD Realty LLC, 309-315 North Broadway, Proposed 4-story self-storage facility, Site Plan & Architectural Review Approval- Discussion Chairperson Krakauer asked Sean McCarthy if the applicant had provided the information that the Zoning Board had requested. Mr. McCarthy stated that the applicant submitted additional documents, which were forwarded to the Zoning Board. Jay Schulz stated that the applicant told the Zoning Board of Appeals that the application requires variances due to requests from the Planning Board. Mr. Schulz stated that the Planning Board requested to see a conforming building. Chairperson Krakauer stated that the Planning Board had called out the meeting minutes, which stated that the Board had requested a compliant building. Sean McCarthy stated that during the discussion of the building's placement and massing, the Planning Board’s priority was for the applicant to maintain the street setback, even though it would create the need for a variance. The Board discussed what is within their purview to decide on the design and massing of the proposed building, as well as their objections to the site plan. Joshua Subin stated that the way the Zoning Board of Appeals writes its opinion could undermine some of those things. There was a discussion regarding the proposed retaining wall along the property line. Chairperson Krakauer stated that the Board would proceed based on the decision of the Zoning Board of Appeals. 15. Joseph and Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval-Discussion Chairperson Krakauer stated that the Board received a tree report from the landscape architect. 6 (9/11/25) �Benjamin Nielsen stated that he is not convinced that the proposed pool and expanded patio will not affect the health of the trees due to the distance of the pool from the sidewalk and the terrace from the property line. Chairperson Krakauer polled the Board members for outstanding concerns and how to proceed if the Zoning Board of Appeals approves the application. Mr. Nielsen requested that the arborist evaluate the areas in the backyard and the effects the proposed construction would have on the existing trees. He suggested that the applicant provide more than landscaping to screen the pool from visibility and noise. Chris Camia stated that the Zoning Board of Appeals would decide on the location of the pool. The applicant has done everything possible to mitigate the aesthetics. Jay Schulz stated that this application is unique in that the pool will not be visible to the public. He understands that putting the pool in the rear yard would be viewed by the neighboring property owners. Ken Anderson stated that the applicant agreed to add shrubbery on top of the walls and install fencing behind the wall in the front yard, but this is not represented on the plan. Mr. Anderson stated that he is okay with the pool location if other items are addressed. The Board discussed the condition of the stonewall and what is required for engineering review if the ZBA approves the application. 16. Sleepy Hollow Holdings, LLC, 196 Cortlandt Street, Proposed change of use Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer asked Sean McCarthy if there had been developments with the property owner. Sean McCarthy stated that he expects to receive a request to withdraw the application. He is not aware of a formal tenancy agreement, but they are pushing to keep it as a commercial use. 17. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use Site Plan and Architectural Review Approval-Discussion Chairperson Krakauer asked Sean McCarthy if there had been developments with the property owner. Sean McCarthy stated that the application would remain on the agenda for September 18, 2025. Ken Anderson stated that 144 Cortlandt Street is closer to other buildings with first-floor residential uses. Chris Camia asked if the Board could request a reconfiguration of the façade if they were to approve the residential use. 7 (9/11/25) �Mr. McCarthy stated that the owner is proposing to reconfigure the building's storefront façade as part of the architectural review approval. Chairperson Krakauer asked Mr. McCarthy what is required for building façade changes. Mr. McCarthy stated that significant changes are required to convert the storefront to residential space, including the reconfiguration of doors and windows. The Board discussed the variety of uses of the neighboring properties. Chairperson Krakauer polled the Board members for their thoughts on approving the change of use. Chris Camia stated that he is not in favor of the proposed change of use. Mr. Anderson stated that he would prefer to keep the retail use. Approving the change of use would create a parking issue. Jay Schulz stated that the space would be better for commercial use. Providing more walkable commercial options would eliminate the need for more parking spaces. Mr. Camia stated that issues with finding a commercial tenant are not a valid reason for approving the change of use. The owner can make investments to make the property marketable for commercial uses, just as they would be required to attract residential tenants. Joshua Subin asked if the residential occupancy is a permitted use in this location. Mr. McCarthy stated that residential is a permitted use in the C-2 Zoning district. Mr. Anderson stated that the Comprehensive Plan calls out for commercial uses in the C-2 zoning district. Mr. McCarthy stated that a residential use is not prohibited. Joshua Subin offered advice of counsel. Chairperson Krakauer requested that the Board pause the Work Session for advice of counsel at 9:00 PM. The Board resumed the Work Session at 9:05 PM. Chairperson Krakauer stated that the Board will discuss the application at its meeting on September 18, 2025. 18. Francesco Alesci, FBS Contraction, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval- Discussion 8 (9/11/25) �Chairperson Krakauer stated that the application proposes a different project from the one that was approved. The applicant now proposes to retain the existing structure at the front of the property and build a second structure at the rear of the property. Jay Schulz asked for the difference in proposed units from the previous site plan approval. Benjamin Nielsen stated that there are four units in the existing building, and the applicant proposes six units in the new building. Sean McCarthy stated that the original application was approved to construct one new building with 14 apartments. The Board discussed the proposed application and their suggestions for opportunities to increase the use of the property lot and provide more green space. Chairperson Krakauer stated that they should let the applicant present their application at the meeting before making their recommendations. Board Discussions Staff Reviews Benjamin Nielsen stated that the Board is not leveraging input from the staff and consultants. The Board often rushes to comment on minor details that can be resolved later in the review process. He requested that Sean McCarthy, David Smith, and James Natarelli provide initial reviews of the applications, pointing out potential problems, detailing their compatibility with the Comprehensive Plan, and any code-related issues that the Board should consider. September 18, 2025 Agenda The Board discussed how to handle the public hearings for the One Kingsland Owner LLC. Chairperson Krakauer asked if the Board should cut items from the draft agenda. Sean McCarthy reviewed the draft agenda and stated that new applications should remain on for preliminary presentations. Chairperson Krakauer asked the Board to review the draft minutes from the July meetings. Chairperson Krakauer stated that she and Benjamin Nielsen are not available to attend the October meeting. The Board nominated Chris Camia to serve as Acting Chair for the October 16, 2025, Planning Board meeting. Chris Camia agreed to chair the October meeting. Chairperson Krakauer adjourned the work session at 9:30 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 9 (9/11/25) � 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_2025-09-11 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