https://sleepyhollow.localarchives.org/files/original/0311f0e0d8ce4b8ac171dc63801e0729.pdf 1745f5734ec5af1dd4dd224006f31ebf PDF Text Text Village of Sleepy Hollow Planning Board Minutes September 18, 2025 Chairperson Krakauer called the meeting to order at 7:00 PM. Chairperson Krakauer read the agenda and stated that applications for 188 Wyatt, LLC, KWD Realty LLC, and Francesco Alesci have been postponed to the October 16, 2025 meeting. Present: Lindsay Krakauer, Chairperson Jay Schulz Benjamin Nielsen Chris Camia Richard Gross Also Present: Joshua Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Ken Anderson 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 ApprovalContinued public hearing, draft resolution 2) Cortlandt Development, LLC 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review Approval- Draft resolution 3) Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Public hearing 4) 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval- Public hearing 5) One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval - Public hearing 200-210 Palisades Blvd.- Proposed (6) Unit Townhome Building 212-216 Palisades Blvd.- Proposed (3) Unit Townhome Building 322-328 Palisades Blvd.- Proposed (4) Unit Townhome Building 201-209 Hollows Pass- Proposed (5) Unit Townhome Building 301-313 Hollows Pass- Proposed (7) Unit Townhome Building 315-319 Hollows Pass-Proposed (3) Unit Townhome Building 321-327 Hollows Pass-Proposed (4) Unit Townhome Building 1 (9/18/25) �6) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan & Architectural Review Approval- Discussion 7) Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval – Discussion 8) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Preliminary Presentation 9) Approval of minutes, July 10, 2025, July 17, 2025 1. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan, and Architectural Review Approval-Continued Public Hearing, draft resolution Richard Gross moved to open the public hearing. Moved: Gross Seconded: Camia Vote 5-0 Nick Shirriah is an engineer from Hudson Engineering & Consulting, P.C., representing the applicant. He described a proposed cartridge insert system and stated that it would address the comments received from AI Engineers related to the required pre-treatment device. Mr. Shirriah stated that they are not responsible for the engineering of the retaining wall. James Natarelli stated that there have been discussions regarding the pre-treatment device. Upon receipt of a submission, he will review and consider the proposed option. Chairperson Krakauer requested that Mr. Shirriah prepare a response for Mr. Natarelli’s review memo and submit it for the next meeting. Chris Camia asked what would happen if the Applicant chooses not to maintain the cartridge system. Mr. Shirriah stated that a maintenance agreement could be added to the stormwater management plan. It is the property owner's responsibility to maintain the stormwater system. David Smith asked if the Applicant had initiated conversations with Con Edison about the relocation of the utility pole. Mr. Shirriah stated that he would follow up with the Applicant. Chairperson Krakauer solicited comments from the public. There were no public comments. Richard Gross moved to continue the public hearing to the October 16, 2025 meeting. Moved: Gross Seconded: Camia Vote 5-0 2 (9/18/25) �2. Cortlandt Development LLC, 377 North Broadway, Proposed deli/market, Amended Site Plan & Architectural Review- Draft resolution Jonathan Merheb is an engineer from JMER Engineering, P.C., presenting on behalf of Cortlandt Development. Mr. Merheb stated that he revised the plans to show an open grate on the infiltrator and include a note that they will tie into the roof leaders if the grade allows. Chairperson Krakauer asked Mr. Merheb to confirm whether he intends to have an outdoor eating and sitting area and if any changes were made to the garbage enclosure materials. Mr. Merheb stated that the applicant proposed two tables on the concrete walk area. The owner has agreed to use composite material for the garbage enclosure. Benjamin Nielsen asked Mr. Merheb if a bicycle rack would be added, if the number of bollards would be reduced, and to confirm the window materials proposed for the existing window on the south elevation. Mr. Merheb stated that there is no practical location for a bike rack on the property. One bollard will be removed on the north and south sides with increased spacing. CMU block and brick will be used to infill the window and be painted to match the existing brick. The note on the drawing is incorrect. The Board requested that the resolution conditions be amended to reflect the reduction in the number of bollards and the garbage enclosure material. Chris Camia moved to approve the resolution as amended. Moved: Camia Seconded: Nielsen Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Benjamin Nielsen- yes Jay Schulz- yes Vote 5-0 3. Origins Collective, LLC, 178 Beekman Avenue, Proposed Change of Use Site Plan & Architectural Review Approval- Public hearing Richard Gross moved to open the public hearing. Moved: Gross Seconded: Nielsen Vote 5-0 Ryan Andrews, the owner of Origins Collective, LLC, stated that he listened to the Planning Board work session. He presented a revised floor plan. He described the proposed layout for the salon and café. Mr. Andrews presented 3 (9/18/25) �photographs of the existing façade. Mr. Andrews stated that the approved Building Permit to replace the windows included panels and lights. He requested to keep the original brick surround with no lighting. The Board requested that the applicant add lighting above the entrance signage, remove the existing streetlight, and ensure that the proposed signage complies with Village requirements. Chairperson Krakauer solicited comments from the Board and the consultants. James Natarelli asked Mr. Andrews to confirm that the café will not include a kitchen for food preparation. Mr. Andrews stated that food preparation is not proposed in the café. Benjamin Nielsen asked Mr. Andrews to confirm that there will be refrigeration units in the café. Mr. Andrews stated that refrigerated units would be available in the café. Chairperson Krakauer solicited comments from the public. There were no public comments. Chairperson Krakauer requested that the applicant submit revised documents as needed to complete the application. Richard Gross moved to continue the public hearing to the October 16, 2025 meeting. Moved: Gross Seconded: Nielsen Vote 5-0 Chairperson Krakauer directed David Smith to draft a resolution. 4. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use building, Amended Site Plan & Architectural Review Approval - Discussion Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Gross Vote 5-0 Mark Blanchard stated that he is the project attorney for the applicant. Mr. Blanchard stated that the applicant agrees with some of the issues raised by the owner of 74 Beekman Avenue. Mr. Blanchard stated that the applicant proposes to demolish and reconstruct the retaining wall that encroaches on 74 Beekman Avenue. The applicant agrees to perform testing to address stormwater and grading-related matters, as required by the Building Department and the Village Engineer. The updated survey indicates that the rear corner of the 72 Beekman Building does not encroach on the 74 Beekman Avenue property. Although the second and third floor window wells differ from the approved site plan, the current building construction allows for more light and air to reach 74 Beekman Avenue. Mr. Blanchard requested amended approval and support for lifting the Stop Work Order, allowing the applicant to continue the interior construction of the building. 4 (9/18/25) �James Natarelli stated that topography information is required to demonstrate that the existing drainage patterns between the properties would be maintained for the proposed construction and fill brought into the backyard. Mr. Blanchard requested that the stormwater-related items be a condition of the approval. Gabrielle Salman is the project architect representing the applicant. She presented the second and third floor plans and described how water collects and drains to an existing drywell. The 74 Beekman Avenue windows face that area for light and ventilation. Chairperson Krakauer asked if this was an improvement over the existing condition. Mr. Blanchard stated that there is now a larger gap between the 72 Beekman and 74 Beekman Avenue buildings, which resulted in a positive change. Richard Gross asked Mr. McCarthy if the property survey was correct. Sean McCarthy stated that the Building Department received an updated as-built survey this afternoon, which indicates that the building foundation is on the property line, but includes trim that encroaches an inch and a quarter onto 74 Beekman Avenue. Ms. Salman said that the trim piece can be removed and properly flashed. Benjamin Nielsen requested that Ms. Salman show comparisons of the original and requested elevations. Mr. Salman presented elevation drawings of the original building, what was approved, and what construction requires approval. Chris Camia suggested removing the awning and installing wood composite signage and lights. The topography and stormwater items should be resolved as part of approval. Chairperson Krakauer solicited comments from the public. Ana Rakipi stated that she is the owner of 74 Beekman Avenue. Ms. Rakipi detailed her concerns about potential stormwater issues damaging the foundation of her building, which she attributed to the demolition and construction of the 72 Beekman Avenue building, specifically relating to improper roof flashing, window wells, and the work completed to raise the rear yard. Ms. Rakipi stated that she is waiting for a detailed property survey of her property to be completed and requested that the Planning Board reconsider granting the application until she can make sure that her building is protected. Ms. Rakipi stated that Mr. Carrion has been unwilling to fix the damage to her building. Joshua Subin stated that the disputes between the property owners are civil matters and suggested that they work together to agree on temporary compliance issues. 5 (9/18/25) �Bond Davis is the engineer from Grigg & Davis Engineers, P.C.. He requested that the gaps between the buildings be repaired, roof flashing be added, and light wells be repaired. The back portion of the 72 Beekman Avenue building should be properly finished. Construction debris should be removed from the gaps between the buildings. Mr. Blanchard stated that Mr. Carrion has not been able to reach a solution with Ms. Rakipi. He objected to accusations made about his client and stated that the property owner contacted Mr. Carrion without her attorney and suggested that $75,000 could resolve the issues. They are here to reach solutions and to move the project forward. Chairperson Krakauer asked Mr. McCarthy if there were interim measures that could be taken. Mr. McCarthy stated that both property owners must agree to the plans for flashing between the buildings before the work can proceed. Mr. Blanchard asked the Board if they would object to Mr. Carrion resuming the interior construction work if the property survey issues are cleared up. Chairperson Krakauer stated that it is not in the Board’s purview to lift a Stop Work Order issued by the Building Department. She requested that the applicant work with the Village Engineer to resolve the outstanding stormwater-related concerns. Ms. Rakipi stated that she has pictures and videos of the applicant cutting the foundation of her building. Chairperson Krakauer requested that Ms. Rakipi submit the documents to the Building Department. Richard Gross moved to continue the public hearing to the October 16, 2025 meeting. Moved: Gross Seconded: Camia Vote 5-0 5. One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Public hearing 200-210 Palisades Blvd. - Proposed (6) Unit Townhome Building 212-216 Palisades Blvd. - Proposed (3) Unit Townhome Building 322-328 Palisades Blvd. - Proposed (4) Unit Townhome Building 201-209 Hollows Pass - Proposed (5) Unit Townhome Building 301-313 Hollows Pass- Proposed (7) Unit Townhome Building 315-319 Hollows Pass- Proposed (3) Unit Townhome Building 321-327 Hollows Pass- Proposed (4) Unit Townhome Building Benjamin Nielsen moved to open the public hearing. Moved: Nielsen Seconded: Camia Vote 5-0 Guy Mazzola is a Managing Member of Sun Homes representing One Kingsland Owner, LLC as the applicant. Mr. Mazzola stated that a slide show has been prepared to address the comments 6 (9/18/25) �from the Planning Board Work Session. He distributed copies of the presentation documents to the Planning Board and stated that each slide represents something that was changed. Chairperson Krakauer asked Mr. Mazzola to summarize the changes that he plans to present. Mr. Mazzola stated that the presentation will address the loft size options for Unit 201 of Building F on Hollows Pass, gas meter and bollard design schemes for Building H at 212-216 Palisades Boulevard and Building I, located at 315-319 Hollows Pass, side façade and architectural features of Building H, and renderings to clarify the requested 5 to 7 foot shift in the front yard setback along Building E and Building F along Tappan Zee Park. Mr. Mazzola presented a revised rendering of the 301-313 Hollows Pass building. Mr. Mazzola stated that the changes confirm the proposal of three entrance steps for each of the seven townhome units. Four of the gas meters are proposed on the east elevation of Unit 313. They propose eliminating the garage windows in Unit 301 to add a bay feature on the first floor, create a small outdoor space off the dining room, and increase the size of the first-floor windows. The other three gas meters are proposed on the side with bollards at the Hollows Pass entrance to improve the architectural aesthetics of the building façade. Chairperson Krakauer asked if the shrubbery could be planted in front of the gas meters. Mr. Mazzola stated that an additional small tree could be added to screen the gas meters. Mr. Mazzola presented a revised rendering of Unit 201 at Hollows Pass, which proposed a onefoot loft setback from the third floor. Per the Board's request, a wall was added to separate the bedroom from the rest of the loft, allowing for the addition of more windows. The design of the high-visibility E unit includes a five-foot step-back architectural bay feature, a five-foot-deep walkout terrace on the first floor, and a small dining room walkout. The loss of five feet to create the additional bay feature and outdoor space does not allow for enough usable loft space if they are required to keep the coverage under 50% over the third floor. He proposed that the Board approve the one-foot setback at a loft coverage of 68%. Mr. Mazzola stated that the loft setback at 3 feet would result in a 58% percent coverage over the third floor. Chairperson Krakauer asked if there would be additional walkout space along the loft windows. Mr. Mazzola stated that they could look into providing a NanaWall feature where the larger loft windows are proposed. The Board discussed the loft coverage percentage options. Mr. Mazzola presented renderings of 201-209 Hollows Pass and 200-210 Palisades Blvd, including the 201 Hollows Pass unit loft, which features a three-foot loft coverage setback over the third floor. He said that the loft space would be useless if they were to use the three-foot setback and keep it under 50% coverage. The only solution would be to construct a different unit type and not include the architectural bay feature. 7 (9/18/25) �Mr. Mazzola presented a rendered view looking down the walkway from the buildings at 201209 Hollows Pass and 200-210 Palisades Boulevard, stating that the request for a 5- to 7-foot front yard setback is needed for the jogging of the different bay elements and front entry architectural features. Mr. Mazzola presented a night time rendering view of the proposed pathway light bollards between Buildings E and F, stating that the gas meters are proposed to be located on the walkway side, with 5 and 6 meters on each side. The Board suggested jogging the gas meters between the sides of the buildings and not having pathway lights on the gas meters. Mr. Mazzola stated that he would lay out the lighting and gas meters based on the minimum setback of the windows. Mr. Mazzola presented a rendering of Building V, located at 321-327 Hollows Pass, and Building W, located at 322-328 Palisades Boulevard. The proposed changes include the enlarged windows on the loft level E unit type. The loft setback and coverage would match what the Board approves for the other E units. Mr. Mazzola presented a rendering for the interior units of Building H, located at 212-216 Palisades Boulevard, and proposed the same changes to the building façade as 301 Hollows Pass. Chairperson Krakauer asked Mr. Mazzola to describe the proposed gas meter screening and safety bollards. Mr. Mazzola presented sketches for gas meter and bollard options that would provide safety, but do not necessarily fix the aesthetics. The Board discussed bollard design options for Building H & Building I. Mr. Mazzola presented a summary of gas meter locations. Mr. Mazzola presented a private site signage plan and suggested focusing on a sign at each entrance road. He requested that the Board approve the signage plan and stated that he would be open to adding more if needed after installation. Chris Camia recommended separating the mailboxes into sections. The Board discussed the signage related to the interior buildings. Chairperson Krakauer asked if the Fire Department had reviewed the emergency vehicle circulation and proposed signage plan. Sean McCarthy stated that he has not received a response from the Fire Department. 8 (9/18/25) �The Planning Board discussed the brick walkway added between Building E & Building F to provide pedestrian access to Building H. The Board requested that the applicant add a pathway to connect the new walkway to the sidewalk along Building H. Chairperson Krakauer solicited comments from the public. There were no public comments. Mr. Mazzola asked if the Planning Board would consider approving the application with conditions. David Smith stated that the draft resolutions could be ready for the next meeting. Joshua Subin suggested that the Board could close the public hearing. Chris Camia moved to close the public hearing. Moved: Camia Seconded: Nielsen Vote 5-0 Chairperson Krakauer stated that draft resolutions would be prepared for the October 16, 2025 meeting. 6. Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan & Approval- Discussion Chairperson Krakauer stated that the application received approved from the Zoning Board of Appeals. Ostap Vidov is the contractor representing the applicant. Mr. Vidov stated that the Board requested better views of the current site conditions and the existing trees. Mr. Vidov stated that the pool equipment would be located in the basement mechanical room. Changes were made to the pool design to include a fountain feature and winged steps. Chairperson Krakauer asked if the wings are necessary to install the fountain feature and if they would affect the original intent of the pool. Devin Bandelli stated that the pool would be used as a lap pool. The wings provide a safer way to access the pool. Chairperson Krakauer stated the Board would have the Village Arborist evaluate the Linden tree to see if he has any recommendations to preserve its health. She asked the property owner if they considered relocating the pool further away from the tree. Devin Bandelli stated that the proposed pool lines up with the existing house facade and the patio. Jay Schulz asked for the distance from the wall foundation to the Linden tree. 9 (9/18/25) �Mr. Vidov stated that there is approximately 15 feet from the Linden tree to the foundation wall. Reconstruction of the stonewall will allow for better access during pool construction and prevent disturbance to the tree. Chairperson Krakauer asked Mr. Vidov if the wall materials would be repurposed to match the wall along the street. Ms. Bandelli stated that the driveway wall was constructed to match the wall on the street and be in keeping with the neighborhood's character. Mr. Vidov stated that they would remove and repurpose 15 to 20 percent of the original stone and introduce new stone that will match as closely as possible. Chairperson Krakauer requested that the applicant plant the proposed shrubbery on the outside of the pool screening fencing. Benjamin Nielsen asked if the pool walls are higher than the pool coping and if they would rely on the hedge material for screening. Ms. Bandelli stated that the pool would not be visible beyond the brick wall, and the proposed trees will provide privacy. Mr. Vidov stated that the proposed hedge is higher than the pool surround wall. The wall is not visible from the street. He presented the landscape plan from the front walkway. Chairperson Krakauer solicited comments from the consultants. James Natarelli requested that the applicant respond to his review memo addressing the stormwater and wall evaluations. Chairperson Krakauer stated that the Board is comfortable scheduling the public hearing. Jay Schulz moved to schedule the public hearing for the October 16, 2025 meeting. Moved: Schulz Seconded: Camia Vote 5-0 Chairperson Krakauer directed David Smith to prepare a draft resolution. 7. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of use, Site Plan & Architectural Review Approval - Discussion Chairperson Krakauer asked if the property owner has made any connections with potential commercial tenants since the last meeting. Gabrielle Salman is the architect representing the applicant. She stated that they have not received commercial tenant interest for the space. 10 (9/18/25) �Zui Horowitz is the property owner. Mr. Horowitz stated that he has reached out to those who may be interested in a commercial space. The property has been listed on the MLS for five years, during which time it has only received three interested parties who did not take action after seeing the neighboring buildings. He suggested demolishing the existing garage and standalone storage space in the rear of the property to obtain the requested approval to convert the first-floor storefront and part of the basement level into residential use. Removal of the garage and storage structure would allow him to create approximately four parking spaces in the rear of the building for tenant use. Chairperson Krakauer asked if grants were offered to help renovate the building façade, would he be able to make the space more marketable for commercial tenants. Mr. Horowitz stated that renovating the façade would make the building more marketable for residential use. There has been no interest in a commercial space. The Board discussed the existing conditions and parking requirements. Chairperson Krakauer requested that the applicant submit a revised application. 8. John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Preliminary Presentation John Mancebo stated that the existing 1,088-square-foot house has a slab-on-grade foundation, two bedrooms, one bathroom, and an attached non-compliant one-car garage. The application proposes to remove the existing garage, construct a detached two-car garage with a second-floor home office and guest room, and construct second-floor and attic additions on the existing footprint that are compliant with the Zoning Code. Mr. Mancebo stated that the revised submission addresses the items discussed at the Planning Board’s work session regarding tree removals, engineering, architectural plan corrections, and neighborhood photographs. Nick Shirriah is an engineer from Hudson Engineering & Consulting, P.C., representing the applicant. He stated that the deep hole and percolation tests were completed. The proposed infiltration system is sized to improve runoff for the house, garage, patio and driveway. Since the driveway is on a steep slope, it will not be easy to collect 100 percent of the runoff on site. The plan details the five trees that need to be removed for the stormwater system. The Board discussed the proposed locations and requirements for obtaining a Tree Removal Permit. The Board discussed the architectural details of the entrance doors, garage windows, and the river views. The Board requested that the applicant provide a landscape plan that includes native plantings and considers the addition of canopy trees in the front yard. 11 (9/18/25) �James Natarelli stated that he witnessed the percolation tests, which show that the proposed infiltration is feasible on-site. There was a discussion between Mr. Mancebo, Mr. Shirriah, and James Natarelli regarding the driveway extension and the walkway to the front door. Chairperson Krakauer scheduled the public hearing for the October 16, 2025 meeting. 10. Approval of minutes, July 10, 2025, July 17, 2025 Chris Camia moved to approve the minutes from July 10, 2025, and July 17, 2025. Moved: Camia Seconded: Nielsen Lindsay Krakauer, Chairperson - yes Richard Gross- yes Chris Camia- yes Benjamin Nielsen- yes Jay Schulz- yes Vote 5-0 Richard Gross moved to adjourn the meeting at 10:05 PM Moved: Gross Seconded: Nielsen Vote 5-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 12 (9/18/25) � 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_2025-09-18 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