Planning Board

Village of Sleepy Hollow Planning Board Minutes November 21, 2024 Chairperson Krakauer called the meeting to order at 7:04 PM. Chairperson Krakauer read the agenda and stated that Quality High LLC has withdrawn their application for the proposed cannabis dispensary at 36-38 Beekman Avenue. The applicant for 16 Hudson Sreet has also requested an adjournment. The public hearing procedure requirements for the application submitted by SDC Lighthouse Landing Realty, LLC, were discussed. Present: Lindsay Krakauer, Chairperson Richard Gross Ken Anderson Chris Camia Rachelle Gebler Also Present: Joshua B. Subin, Village Attorney David Smith, Village Planner James Natarelli, Village Engineer Sean E. McCarthy, Building Inspector Absent: Benjamin Nielsen Pamela Kroll, Secretary to the Planning Board Agenda: 1) Joshua Egan and Jennifer Schwartz, 120 Gorey Brook Road, Proposed detached garage with accessory dwelling, Site Plan & Architectural Review Approval 2) Quality High, LLC, 36-38 Beekman Avenue, Proposed cannabis dispensary, Site Plan & Architectural Review- Public hearing-Application withdrawn 3) SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development, Block A Proposed medical office building, Site Plan and Architectural Review Approval- Public hearing, Pending ZBA Approval 4) One Kingsland Owner, LLC, 308-318 Legend Drive, Proposed (6) unit townhome building, Amended Site Plan & Architectural Review Approval- Presentation 5) KWD Realty, LLC, 309-315 North Broadway, Proposed mixed-use building, Site Plan & Architectural Review Approval- Presentation 6) Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III- Waterfront Open Space, Site Plan & Wetlands Watercourse Permit Approval- Presentation 1 (11/21/24)  7) 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan Approval- Preliminary Presentation-Requested adjournment 8) Approval of minutes, October 17, 2024 1. Joshua Egan and Jennifer Schwartz, 120 Gorey Brook Road, Proposed detached garage with accessory dwelling, Site Plan and Architectural Review Approval- Public Hearing David Smith read the conditions of the draft resolution. Richard Gross moved to approve the resolution. Moved: Gross Seconded: Gebler Chairperson Krakauer- yes Richard Gross- yes Rachelle Gebler- yes Chris Camia- yes Ken Anderson- abstained Vote 4-0-1 2. Quality High, LLC, 36-38 Beekman Avenue, Proposed cannabis dispensary Site Plan and Architectural Review – Public Hearing The Board received a request from the applicant to withdraw the application. 3. SDC Lighthouse Landing Realty, LLC, Edge-on-Hudson Riverfront Development Block A Proposed medical office building, Site Plan & Architectural Review- Public Hearing, pending ZBA approval Richard Gross moved to open the public hearing. Moved: Gross Seconded: Camia Janet Giris is a partner with the law firm DelBello Donnellan Weingarten Wise & Wiederkehr, LLP, and is presenting on behalf of the Applicant. Ms. Giris acknowledged that although the Board opened the public hearing, it will be adjourned and re-noticed for next month. At the June meeting, the Planning Board expressed concerns regarding the proposed parking spaces and architecture of the medical office building and parking structure. A new architect modified the architectural design of the medical office building and added a new parking structure with 52 parking spaces. This would provide 238 parking spaces in the structure and 426 parking spaces on the site. Ms. Giris stated that although the height of the parking structure requires a variance, it would not be higher than the building’s bulkhead and the DeCiccos Supermarket. Ms. Giris stated that the Zoning Board of Appeals requested additional information, which will be provided for the December meeting. Chairperson Krakauer solicited comments from the public. Ted Lai stated that he is the owner of 102 Legend Drive. He appreciates the applicant moving of the loading zone to the back of the building and that a variance request for parking is a compromise. 2 (11/21/24) Chairperson Krakauer adjourned the public hearing to the December 19, 2024 meeting. 4. One Kingsland Owner, LLC, 308-318 Legend Drive, Proposed (6) unit townhome building, Amended Site Plan & Architectural Review Approval - Presentation Peter Chavkin stated that he is the Managing Partner of Sun Homes. Mr. Chavkin stated changes have been made to address the comments from the Planning Board and the Building Department. Changes include the removal of the planters and trees between the roof terraces on the proposed application and the previously approved buildings. Owners will have options for individual planter boxes. Unit designation numbers have been reduced from 8 inches to 4 inches in height. The precast concrete lintel material was thickened above and below the windows and on top of the door to match the brick at 3 ½ inches, and window boxes were added. Details were added to the plans to detail the locations of the gas meters, electric meters, and vapor mitigation system ports. Utility meters will be screened with perennial plantings to satisfy requests from the Building Department. Signage was added for the Fire Department as required. The rooftop mechanical equipment will be fully enclosed. He described the construction and proposed materials for the Washington Wall separating the front yards from the sidewalk. He said the wall would not exceed 24 inches or include horizontal seams. He presented the brick façade material samples to show how colors would delineate the units. Chris Camia asked if the same brick colors are proposed for all 90 townhome units and if underground utility lines will run from the front of the building to connect the meters on the sides of the building. Mr. Chavkin stated that the brick colors are for this building and may differ for the buildings facing the park. The utility lines are proposed to run around the building, not underground. Chairperson Krakauer asked Mr. Chavkin if the design for the rooftop shade structures had been finalized. Mr. Chakin stated that they are not currently proposing rooftop shade structures. They do not intend to install rooftop pergolas but may develop an idea for some retractable awnings in a future application. Richard Gross stated that the Fire Department Sprinkler connection signage should be indicated correctly. Mr. Chavkin stated that the location for the signage will be confirmed with the Building Department during the Building Permit drawings review David Smith asked Mr. Chavkin to confirm the roof coverage on the end units. Mr. Chavkin stated that they show approximately 72% coverage and the Board was previously comfortable with a condition to allow them to increase from the required 50% coverage on the low visibility end units. 3 (11/21/24) Chairperson Krakauer stated that she is comfortable with the coverage condition and polled the Board for their comments. The Board members were amenable to the additional coverage condition on the end units. Mr. Camia suggested backlighting the unit numbers for visibility. Mr. Chavkin stated that they intend to have the unit numbers lighted. Chairperson Krakauer requested that David Smith read the draft resolution David Smith read the conditions of the draft resolution. Rachelle Gebler asked if the condition regarding pergolas should be removed since it is not part of the proposed plan. There was a discussion regarding the applicability of some of the previously approved resolution conditions. The Planning Board agreed that approval was based on the current site plan drawings and agreed to keep conditions as limitation restrictions. Richard Gross moved to approve the amended draft resolution. Moved: Camia Seconded: Gebler Chairperson Krakauer- yes Richard Gross- yes Rachelle Gebler- yes Chris Camia- yes Ken Anderson- yes Vote 5-0 5. KWD Realty, LLC, 309-315 North Broadway, Proposed mixed-use building, Site Plan & Architectural Review Approval -Presentation Bruno Pietrosanti stated that he is the project architect representing the owner, Mr. Karl Dibble. Changes to the application include removing the drive-through restaurant, shifting the building within 10 feet of the property line along North Broadway, and adding planter base retaining walls along the property line. The building structure was redesigned to step in and out to reduce the view impacts from the street, and the parking area is proposed to be covered. An architectural tower element and a combination of brick and precast façade materials were added. The current plan would require variances for a front yard setback of 10 feet where 20 feet is required, a 5-foot rear yard setback variance where 20 feet is required, limited height variance for the rear yard, and lot coverage for covering the parking area. Mr. Pietrosanti presented view renderings of the proposed building and stated that architectural details are open for improvements. He plans to address the Village Engineers' stormwater comments upon approval of the concept plan. Chairperson Krakauer stated that the proposed building height and massing are viewed as excessive and asked Mr. Pietrosanti if they could design a structure that is as of right and in conformance with the Code and permitted uses. 4 (11/21/24) Mr. Pietrosanti stated that the applicant desired 100,000 square feet to be successful, where they would expect 60% occupancy and adequate rentable space availability. Providing the requested architectural details and covered parking area would increase construction costs. Approval of the requested variances would allow the applicant to address the Board’s concerns. Chairperson Krakauer stated that the Planning Board has the authority to recommend the application to the Zoning Board of Appeals and requested that the applicant consider a design for that meets the allowable requirements for the intended use. Karl Dibble, the property owner, stated that several changes have been made to the proposed structure's aesthetics to address the Board’s request to bring the building forward and to close the parking entranceways. Spaces are proposed with garage doors for car storage. Several variances for bulk and height have been approved for residential structures at the Riverfront Development, where he seeks to build a commercial building. Joshua Subin stated that the Zoning Board of Appeals reviews applications for variance approvals. The Planning Board can provide a positive or negative recommendation regarding the proposed site plan. The Planning Board is expressing concerns that the site plan is too massive. Comparisons to other Village properties, reasons why the applicant feels variances are warranted, and what the market would tolerate for what is needed for a return on investment for the structure should be presented to the Zoning Board of Appeals. The Zoning Board of Appeals has the purview to make an independent determination. Mr. Dibble provided a history of his experience obtaining Planning Board approvals for this property and expressed how the village has discontinued utilizing his commercial and retail services with prejudice. Without a positive referral from the Planning Board, the Zoning Board may not approve the variance requests. The self-storage facility examples provided in David Smith’s review were from Somers and a rural area in Pawling, New York. Examples should have been provided to show self-storage facility designs from neighboring river towns in Westchester County. Height variances are required to provide the step-back design for a building when the property is situated on a hill. The current property use is approved as a general contracting yard, recycling facility, mixed-use with residential, and a material supply yard. A self-storage facility use would have the least impact on the school system, traffic, and the environment. If the approved recycling business were fully operational, a line of dump trucks would be waiting on North Broadway to get on site. A self-storage facility would greatly benefit the Village because the residential riverfront development provides very little storage and parking capabilities for extra vehicles. Mr. Subin stated it is his role to establish a good record and to avoid liability for the Village. There has been no animosity from the Planning Board or Mr. Smith. He requested that David Smith have the opportunity to address the comments directed at him. 5 (11/21/24) David Smith stated that he agrees with Mr. Dibble concerning his comments about the comparison with a self-storage facility in Pawling. His comments were intended to show that a storage facility doesn’t have to look like a storage facility. Huge is a term of art. The proposed building in its context is what the Board has to determine Rachelle Gebler stated that the Planning Board has concerns regarding the height variance of 52 ½ feet, where 35 feet is permitted, and the lot coverage of 83.7%, where 60% is permitted. Mr. Pietrosanti stated that the building's mass has been reduced. Bringing the building forward to the street line adds to the coverage impact with the covered parking. He asked the Board to consider the similarity of the Open Door facility in relation to its massing and parking structure. Sean McCarthy stated that the Board's intention was to suggest shielding the parking area from the street view. Enclosing the area isn’t necessary. Mr. Pietrosanti stated that they could revert to the 24-foot front setback and install landscape screening along the 10-foot setback line to eliminate the issue of covering the parking area. Mr. McCarthy asked Mr. Pietrosanti how increasing the setback would help with the coverage and desire to obtain 100,000 square feet of space. Mr. Pietrosanti said they could add square footage below grade. Mr. McCarthy suggested that aligning the building setback with the adjacent street-line structures would provide a more attainable variance than height or coverage. The Planning Board suggested the applicant consider making improvements to step down the building massing, relocate loading bays and the refuse area, and be conscious of impacts to the residences along Lawrence Avenue. Richard Gross asked Mr. Pietrosanti why the applicant removed the café use. Mr. Pietrosanti stated that they determined that the café would cause further traffic impact Mr. Camia stated that the Board suggested that the applicant evaluate the traffic impact of a drive-through café and did not instruct the applicant to remove it. James Natarelli requested that applicant considering stormwater management now so to be sure that the proposed site plan could provide 100% retainage of the 100 year storm on the site based on the new construction. No action was taken. 6. Lighthouse Landing Communities, LLC, Edge-on-Hudson Riverfront Development, Phase III-Waterfront Open Space- Site Plan & Wetlands Watercourse Permit Approval- Preliminary Presentation 6 (11/21/24) Peter Chavkin stated that he is representing Lighthouse Landing Communities, LLC and has nothing new to present. Woodard & Curran and WSP have communicated regarding questions related to the North Buffer / North Meadow section. He attended a Board of Trustees work session, which some Planning Board members attended. He requested to be included in the upcoming Work Session to discuss the proposed uses of the Boat House. A work session was held with the Board of Trustees to discuss proposed uses of the Boat House. Mr. Chavkin said he would resubmit the operating cost study prepared for the proposed ice skating rink options. Chairperson Krakauer asked Mr. Chavkin if wall alternatives have been designed. Mr. Chavkin stated that the Art Colonnade is an important park design feature. He is willing to consider alternating its length or removing it at the Board's request. The design and material finishes could be discussed at the upcoming work session. No action was taken. 7. 16 Hudson Street Realty, 16 Hudson Street, Proposed parking area, Site Plan Approval – Preliminary Presentation The Board received an adjournment request from the Applicant’s architect. The application was adjourned to the December 19, 2024 meeting. 8. Approval of minutes, October 17, 2024 Richard Gross moved to approve the October 17, 2024 meeting minutes. Moved: Gross Seconded: Gebler Chairperson Krakauer- yes Richard Gross- yes Rachelle Gebler- yes Chris Camia- yes Ken Anderson - abstained Vote 4-0-1 Chris Camia moved to adjourn the meeting at 9:00 PM. Moved: Camia Seconded: Gross Vote 5-0 Respectfully submitted, Pamela Kroll Secretary to the Planning Board 7 (11/21/24)