https://sleepyhollow.localarchives.org/files/original/dc98991d28b3cc81b6bb46079b6815cc.pdf 7f9c198f5349e8d0490a31b69668af46 PDF Text Text Village of Sleepy Hollow Planning Board Minutes October 9, 2025 Deputy Chairman Nielsen called the work session to order at 6:30 PM. Present: Benjamin Nielsen, Deputy Chairman Jay Schulz Ken Anderson Richard Gross Also Present: Joshua Subin, Village Attorney James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Chris Camia Lindsay Krakauer, Chairperson David Smith, Village Planner Pamela Kroll, Secretary to the Planning Board Agenda: 1) One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Discussion 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 2) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Permit Approval- Discussion 3) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan & Architectural Review Approval- Discussion 4) Origins Collective, LLC, 178 Beekman Avenue, Proposed salon/café, 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) Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool, Site Plan Approval- Discussion 1 (10/9/25) �7) John Mancebo, 278 Harwood Avenue, Proposed additions and alterations, Site Plan & Architectural Review Approval- Discussion 8) 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval- Discussion 9) KWD Realty LLC, 309-315 North Broadway, Proposed 4 story self-storage facility, Site Plan & Architectural Review Approval- Discussion 10) Sleepy Hollow Holdings, LLC, 144 Cortland Street, Proposed Change of Use Site Plan & Architectural Review Approval- Discussion 11) Francesco Alesci, FBS Contracting, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval- Discussion 12) Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence, Amended Site Plan & Architectural Review Approval- Discussion 13) Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singlefamily residence, Site Plan & Architectural Review Approval- Discussion 14) Approval of minutes, September 11, 2025. September 18, 2025 1. One Kingsland Owner, LLC, Edge-on-Hudson Riverfront Development, Amended Site Plan & Architectural Review Approval- Discussion 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 Sean McCarthy stated that outstanding items include the proposed fourth-floor loft area coverages requested over the permitted 50% or less of the floor below for high-visibility end units; architectural features; gas meter locations; the walkway from Central Park to the interior group of interior units on Hollows Pass; and the proposed signage plan. The Board members discussed how the proposed bump-out features affect the usable square footage to create the impression of setbacks and prompted the requests for the reduced front yard setback for Building E at 200-210 Palisades Boulevard and Building F at 201-209 Hollows Pass, and increased the coverage on the fourth floor loft areas for some of the end units. The Board asked the Applicant to confirm the proposed setback for the loft areas and the design for the screening and safety bollard at the gas meters. Guy Mazzola is a managing member of Sun Homes, representing One Kingsland Owner, LLC, as the applicant. Mr. Mazzola stated that the resubmission includes a three-foot setback for the units, thereby increasing loft coverage. Mr. Mazzola stated that the plan proposes a steel gate enclosure to screen the gas meters. The Board members agreed to approve the three-foot setback and increase the loft area percentages. The Board members agreed to prepare draft resolutions for the October meeting. 2 (10/9/25) �2. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development Phase III Waterfront Open Space- Site Plan & Wetlands Permit Approval -Discussion The Board members discussed the proposed plans for the fireplace, kayak launch, water access, boathouse design, colonnade art piece, pathways, seating areas, and the dual-purpose skating/lawn area. 3. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan & Architectural Review Approval -Discussion The Board members discussed the outstanding engineering concerns with James Natarelli. They agreed that conditions for the resolution approval could include details on relocating the utility pole, to be resolved before approval. Sean McCarthy recommended keeping the utility pole and building the new sidewalk around it. The Board members agreed to have the draft resolution ready for the October 16, 2025 meeting. 4. Origins Collective, LLC, 178 Beekman Avenue, Proposed salon/café, Site Plan & Architectural Review Approval -Discussion The Board members discussed the open items related to the signage and lighting. They agreed that the interior layout was an improvement, and they could vote on the draft resolution at the October 16, 2025 meeting. 5. 72 Beekman Avenue Enterprises, LLC, 72 Beekman Avenue, Proposed mixed-use Building, Amended Site Plan & Architectural Review Approval -Discussion The Board members reviewed the documents received from the applicant and the neighboring property owner. They discussed the open items, including the designs for the front façade, signage, and stormwater management. 6. Joseph & Devin Bandelli, 274 Kelbourne Avenue, Proposed pool Building, Amended Site Plan & Architectural Review Approval -Discussion The Board members discussed the Village Tree Officers' tree evaluation. They agreed that a condition of the resolution should include restrictions on excavation machinery and tree protection, and that an evaluation of the root system be conducted. James Natarelli stated that there are outstanding items needed for the engineering plans. The Board members discussed replacing the stonewall and agreed to keep the public hearing open until engineering concerns are resolved. 7. John Mancebo, 278 Harwood Avenue, Proposed Additions and Alterations, Site Plan & Architectural Review Approval -Discussion 3 (10/9/25) �Sean McCarthy summarized the proposed application. The Board members discussed the garage design, tree removals, and the size of the driveway. James Natarelli stated that he would issue a review memo on the engineering plans. 8. 188 Wyatt, LLC, 188 Cortlandt Street, Amended Site Plan Approval-Discussion The Board members discussed the application, zoning regulations, and permitted uses of the C-2 Zoning District. They agreed that the applicant should provide the intended tenant uses for the garage and office space on Cortland Street. 9. KWD Realty, LLC, 309-315 North Broadway, Proposed 4 story self-storage facility, Site Plan & Architectural Review Approval- Discussion Sean McCarthy stated that new plans have been submitted for the Zoning Board’s review at the October 15, 2025 meeting. Since the plans may change, the submission has not been forwarded for Planning Board review. 10. Sleepy Hollow Holdings, LLC, 144 Cortlandt Street, Proposed change of useDiscussion Sean McCarthy stated that no new information has been submitted for review. 11. Francesco Alesci, FBS Contracting, 135 Beekman Avenue, Proposed (6) unit apartment building, Site Plan & Architectural Review Approval Sean McCarthy summarized the proposed application and described the differences from the original site plan approval granted in 2023 and extended in 2024 and 2025. Mr. McCarthy stated that he met with the applicant to review the Board’s preliminary concerns regarding the building's massing, height, impervious surfaces, and pedestrian access. He made suggestions for the applicant to consider. The Board members discussed their concerns and suggestions. 12. Pokahoe Riverview Manor, LLC, 17 Pokahoe Drive, Proposed single-family residence Benjamin Nieslen stated that this is the third revision of the project. Improvements were made in the second revision related to the garage and driveway locations. There are still concerns related to the proposed tree removals. The proposed architecture is a different style and shape. Sean McCarthy suggested improvements to the proposed roof lines, window placements, and dormers. The utility and condenser locations should be reviewed to ensure compliance with setback and screening requirements. A construction logistics plan is important for site construction to plan for material storage, employee parking, and to establish tree protection and erosion control. 4 (10/9/25) �The Board agreed that a public hearing should be held for the new application. 13. Russel Rodriguez, Main/Broadway, LLC, 467 1/2 Munroe Avenue, Proposed singlefamily house, Site Plan & Architectural Review Approval The Board members discussed the proposed application. Benjamin Nieslen stated that the landscape plan lacks detail and doesn’t include yardscaping in the backyard. He asked Sean McCarthy if a patio could be added after approval. Sean McCarthy stated that any change to an approved site plan would require the applicant to submit an amended site plan application. Mr. McCarthy suggested that improvements could be made to the dormers, windows, and doors, and that the access from the garage and the basement requires corrections. 14. Approval of minutes, September 11, 2025 and September 18, 2025 The Board members agreed to approve the minutes at the October 16, 2025 meeting. The meeting was adjourned at 8:45 PM. Respectfully submitted, Pamela Kroll Secretary to the Planning Board 5 (10/9/25) � 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_2025-10-09 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