VILLAGE OF RED HOOK
PLANNING BOARD MEETING
May 14, 2020
REMOTE MEETING VIA RINGCENTRAL
Present Via Ringcentral: Chair Beth Pagano, Co-Chair David Pearson; Member Don Hanson, Member Ray
Towle and Member Steve Zacharzuk
(Note: All Members were visible, with exception of Member Hanson who was audio only)
Present Via Ringcentral - Victoria Polidoro, Esq., - Attorney for the Village of Red Hook Planning Board
Chair Pagano opened the April 9, 2020 Planning Board meeting with a moment of Thanks to all essentials workers during these difficult times.
Chair Pagano said tonight’s meeting is being held in accordance with NYS Executive order 202.1 which governs the Open Meetings Law and makes it possible for the applicant and public to continue the business of the Village. Tonight’s meeting is being held via Ringcentral and a transcript will be provided at a later date.
Chair Pagano advised of Board Members/persons in attendance this evening:
Chair Elizabeth Pagano
Co-Chair David Pearson
Member Ray Towle
Lara Hart, Secretary
Victoria Polidoro, Village Planning Board Attorney
Chair Pagano advised we have a quorum for tonight’s meeting.
Chair Pagano made a motion to accept and approve the Planning Board minutes, with amendments, dated
March 12, 2020.
Roll Call Vote:
Chair Pagano – Yes
Co-Chair Pearson – Yes
Member Towle – Yes
All in favor. Motion approved.
Agenda Item #1
Mid-Hudson Valley Federal Credit Union 7468-7476 S. Broadway Minor Subdivision/
Tax Parcel ID #6272-10-433677 Continuation
Mark Graminski, P.E., L.S. present via Ringcental
Victoria Polidoro, Esq., Attorney for Planning Board, present via Ringcentral.
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Chair Pagano advised that this Board at the March 12, 2020 meeting ask Mr. Graminski to show all individual water lines on the plans, which has been completed; as well as septic shown separate for each lot.
Chair Pagano asked Mr. Graminski to amend the plans to remove the parking spots which is an encroachment on Roasted Garlic property. Mr. Graminski said he would like to keep the dash line to the west and remove parking. Attorney Polidoro said the problem is that this Board does not want to improve an encroachment on someone else’s property and it should be blanked out completely, or a notation added that says …”existing condition neither reviewed nor approved by the Planning Board”.. to dissolve the Planning Board from all liability. Mr. Chair Pagano would prefer it gone.
At this time Chair Pagano announced that Member Don Hanson joined the meeting via Ringcentral (audio only).
Attorney Polidoro asked Mr. Graminski about the zoning map not being complete and has dashes instead of putting the values in, but would like to see existing conditions put in. Mr. Graminski said there are multiple buildings and on the plans he shows off-sets for all the buildings, but can modify that site zoning information and list what is required and not have a proposed Lot 1 or proposed Lot 2; but has all the property line offsets for all structures shown on the plan. Attorney Polidoro asked the Board is they were ok with that or leave as it is? Attorney Polidoro said usually we have them fill in what the closest line is. Mr. Graminski said he will do that.
Attorney Polidoro advised Mr. Graminski that he will need to add a
note on the plans regarding the drive-thru on Lot 1. Mr. Graminski said he will add that. Mr. Graminski asked for the language. Attorney Polidoro said she will provide the language to Mr. Graminski.
Attorney Polidoro reminded the Board that they were discussing the need for a blanket cross access easement
across everything, but that this cannot be shown on the map because it would be both lots, so what will be done is Mr. Graminski will add a note on the easement and maintenance agreement and the note will be amended to say …”a declaration of cross access easements will be recorded with the map”… and this way it will not have to be shown on the map. Chair Pagano said that was fine. Chair Pagano asked if easements are a condition of approval correct. Attorney Polidoro said yes.
Attorney Polidoro advised that a Public Hearing was held and closed on March 12, 2020; SEQR was completed.
Chair Pagano said correct and have received their letter from the Department of Health.
Chair Pagano asked if an easement for the sign was needed. Attorney Polidoro said that will have to be worked out amongst themselves and the Village Zoning allows for a business directory sign where there is a shopping plaza on multiple parcels and that is basically what this will become, so this Board does not require an easement but in the best interest of the owners to work that out when they sell the property. Chair Pagano said they would need site plan approval if any change to signage. Attorney Polidoro said correct.
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Chair Pagano asked the Board for any additional comments.
Member Pearson felt the signage out front was grandfathered in and not an issue. Chair Pagano said yes but any changed they must return to Planning Board.
Attorney Polidoro asked if the Board wanted her to add to the Resolution “….any future changes to signage would require site plan approval”…. The Board said yes.
Chair Pagano asked if we needed to list any other things that would require site plan approval. Attorney Polidoro went through conditions listed on proposed Resolution.
Payment of all fees and escrow.
Revision of the Subdivision Plat to depict a cross-access easements for parking, access, utilities and maintenance serving the two lots created by the subdivision or to include a note that a blanket Declaration of easements for parking, access and maintenance will be filed simultaneously with the plat.
Proof of recordation in the Office of the Dutchess County Clerk of the Declaration of cross-access easements for parking, access, utilities and maintenance, in form approved by the Planning Board’s Attorney. If the easements are to be filed concurrently with the Subdivision Plat, an undertaking from the applicant’s attorney is required prior to signing of the plat.
Dutchess County Health permission to file.
Proof of recordation in the Office of the Dutchess County Clerk of a
perpetual restrictive covenant limiting the use of the drive-through window on Lot 1 to a land use which generates a weekly average of 150 daily trips, with an average peak hour total of no more than 56 trips, per ITE or similar professional organization deemed acceptable to the Village Engineer, in form, substance and manner of execution acceptable to the Planning Board’s Attorney.
Revision of the Subdivision Plat to include the following note: The use of the drive-through window on Lot 1 is limited to a land use which generates a weekly average of 150 or fewer daily trips, with an average peak hour total of no more than 56 trips, per ITE or similar professional organization deemed acceptable to the Village Engineer.
Revision of the Site Zoning Information Table on the Subdivision Plat to include the existing building setbacks on Lots 1 and 2.
Revision of the Subdivision Plat to include to remove the encroaching parking spaces on Lands of Roasted Garlic.
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BE IT FURTHER RESOLVED, that prior to issuance of a building permit for any improvements on Lots 1 and 2 shown on the Subdivision Plat, the applicant shall obtain site plan approval from the Planning Board for Lots 1 and 2.
Chair Pagano asked about bike racks. Attorney Polidoro said this
would be done with site plan approval.
Attorney Polidoro advised that early on this Board decided not to require site plan review even though the lot lines were changing, so this BE IT FURTHER RESOLVED paragraph was put in instead, which can be modified, but this would link site plan requirement to the required building permit so that they do get it at some point. Chair Pagano asked Member if they were in agreement.
At this time Chair Pagano announced that Member Zacharzuk joined the meeting via Ringcentral (both visual & audio).
All Members present stated they were in agreement with the above BE IT FURTHER RESOLVED paragraph.
Attorney Polidoro advised Chair Pagano to motion to adopt the proposed Resolution, prepared by Victoria Polidoro, Esq.
Chair Pagano made a motion to adopt Resolution No. 2020-2 - Granting Conditional Preliminary and Final
Plat Approval to the Mid-Hudson Valley Federal Credit Union with property located at 7468-7476 South Broadway, listed under Tax Parcel ID 6272-10-433677, with amendments, as discussed this evening.
Roll Call Vote:
Chair Pagano – Yes
Co-Chair Pearson – Yes
Member Hanson – yes
Member Towle – Yes
Member Zacharzuk – Yes
All in favor. Motion approved.
Upon signing of the final Resolution, a copy will be attached hereto.
Agenda Item #2
Angelo Laveglia 7582 North Broadway Site Plan
Tax Parcel ID: 6272-07-503840
Angelo Laveglia present via Ringcentral
Daniel Contelmo, Architect, present via Ringcentral
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Architect, Daniel Contelmo spoke at this time, on behalf of his client, Angelo Laveglia, to advise this is an existing building and the two spaces that are to the northeast are currently vacant and Salvatore’s restaurant is next door and would like to relocate to this building. Mr. Contelmo said they presented the existing site and hoping that the structure and layout can remain as is, with some interior modifications to make it a restaurant.
Mr. Contelmo said this affects the exterior in a couple of ways:
- Front entrance – one door to remain the same, but left corner, they want to add a canopy over the sidewalk to add a couple of
metal columns with a canopy in line with the current gable roof on the building.
- Side of building would be a door for deliveries. Chair Pagano asked what page. Mr. Contelmo said Sheet 1 or can use A1. Chair Pagano asked if the new covered entry is where handicap spot 3 is. Mr. Contelmo said yes. Chair Pagano asked if that is where they will put the awning. Mr. Contelmo said yes. Member Pearson said that would be an extension of the roof. Mr. Contelmo said yes and the shape of it is the same; and there will be 4 sliding doors that will open entirely; and expand outside with 2-3 tables. Chair Pagano said the sliding doors were not pictured on the plans. Mr. Contelmo said it shows on Sheet A2. Chair Pagano asked if they were on the north side of the building. Mr. Contelmo said they are facing Route 9. Mr. Contelmo said it is the northwest side. Co-Chair Pearson asked if there is an existing gable there now that they are extending out.
Mr. Contelmo said yes. Mr. Contelmo said it shows on Sheet A2- left side elevation.
Mr. Contelmo indicated on Sheet A2 that it shows they will be bringing more windows around the side of the building to look like pairs of 4, indicating that the darker shade is the new glass and the white is existing.
Mr. Contelmo indicated the door on the side is for delivery, to avoid walking through the restaurant.
Member Towle asked if coming in for take-out you would use side door. Mr. Contelmo said public would use only the front door.
Chair Pagano asked if the handicap entrance would be the same vestibule. Mr. Contelmo said yes. Chair Pagano asked if this was for 20 seats. Mr. Contelmo said yes. Chair Pagano asked if they anticipated expanding. Mr. Leveglia said that is what will be there now, and maybe when sewer is complete, they can have more seating. Chair Pagano asked if 20 seats is what the Health
Department allows or what he wants. Member Pearson said the Health Department decides number of seating. Mr. Contelmo advised they have submitted of the Board of Health based on existing system and number of gallons per day and with this calculation is there is room for more, but due to our unique situation take out was the way right now, but with the sewer coming through Mr. Laveglia can add to if needed.
Member Towle asked if the canopy would take away parking out front. Mr. Contelmo said it does not.
Co-Chair Pearson indicated his concern with trucks hitting the corner of the building and that this is located in front of the handicap zone. Mr. Contelmo said there will be some kind of barrier to protect the car, building and people, probably using a low concrete base. Mr. Contelmo spoke about sheet DD2, which he did not submit but has at his office which would render what might look like a planter or lattice to separating a car visually. Mr. Contelmo said they showed the existing, but could shift them as well and move the handicap over and realigning 3,4 & 5.
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Member Towle asked about the norths side where the exit for the traffic or delivery and handicap parking and his concern of the lane used for egress for a lot of cars. Mr. Contelmo said it is one way but still the size of a two way isle and the curbing that separates it from Route 9 is off the property line so there is an extra 5ft of space which his paved; and to left of site it is all wide open as well. Mr. Contelmo said there is other parking behind this lot and a lot of parking so he feels parking is not an issue.
Chair Pagano asked about parking spaces 1 & 2 and concern of the 2 spaces in the corner. Mr. Contelmo said they are existing but it
would make sense to get rid of 1 & 2. Mr. Contelmo said if you go by calculations of spaces per square foot they are 2 shy. Mr. Contelmo said that would go back to when the heaviest use would be when the café/coffee tea shop is not even open and Mr. Contelmo referenced Village Zoning Section 200-33…”in the case of two or more establishments on the same lot, the Planning Board may approve the joint use of parking areas with a total capacity of not less than 50% of the sum…” Mr. Contelmo feels there is plenty of parking for the use and does not feel they need to jam in those 2 spaces. Member Pearson felt there was adequate parking in the back. Chair Pagano felt it was safer. Mr. Contelmo agreed and said it does meet the requirements but that it was just in the way it was laid is awkward. Both Chair Pagano and Member Pearson felt it would be safer to take them out. Mr. Contelmo indicated that the building is 50 feet from the front setback line (located at the right side of the site plan) and from the sidewalk to the curbing is also about 50 feet minus a 20 foot space, so 30 feet as an isle which his greater than what is needed for two-way traffic.
Member Pearson said the issue is the curb cut is on Route 9, so taking out 21 &2 would be better. Mr. Contelmo said one way was to darken the lines/remove the lines – Member Pearson asked about the triangle shown was pavement lines. Mr. Contelmo said the triangle was paint on the pavement, so they could get rid of the lines and lay out the triangle. Member Pearson suggested drawing a curb line from the curb to the property line to indicate to a person to turn. Mr. Contelmo agreed. Mr. Contelmo sketched this in and showed the Board. Member Pearson asked to take that remaining space and put a planter there and that the Village Green would love to plant a tree there.
Chair Pagano asked about bike racks and EV charging stations. Secretary Hart referenced Zoning Section 200-33A that EV charging stations are only required with 40 or more spaces; bike rack required for 20 or more spaces. Mr. Contelmo agreed to a bike rack and asked if can be located behind coffee/tea. Board agreed and asked to be close to the building.
Member Towle asked how many parking spaces were required for
this business. Mr. Contelmo said 13 spaces.
The Board asked that the proposed Sewer line and existing septic be added to the plans. Mr. Contelmo said they do have the septic.
Chair Pagano asked if any additional lighting was being proposed. Mr. Contelmo said no and exiting lighting is on the plans.
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Member Pearson referenced Sheet A2 the gable asking why this indicates open. Mr. Contelmo said there is an existing round window in the gable of the building so they are leaving the triangle open so the window will get light. Member Pearson asked if there would be rafters. Mr. Contelmo said the underside of the rafters would be covered. Member Pearson asked if beams were between the columns. Mr. Contelmo said there is one beam running across and whether or not there are other beams would be for structural renovation.
Chair Pagano asked if there should be more elevations. Member Pearson said he is ok with the way it is.
Chair Pagano spoke about neighborhood character and is concerned that the look will not change from what they approved to what is installed. Mr. Pearson asked that Mr. Contelmo detail that further. Mr. Contelmo said yes.
Mr. Contelmo said because the columns are so tall, and in order to reach up to the existing roof, they would consider doing a lattes section from the height of the door to the bottom of the beam, to fill, so the columns don’t look too tall or out of proportion. Member Pearson asked if it could be something frilly or with curves.
Mr. Contelmo said along that line they do not have a sign on the building allocated for the restaurant, so that would be a good place for the sign, so maybe they would incorporate a sign into it. Member Pearson asked to give a rendering of that.
Chair Pagano asked about more lighting in the front of the building where tables are to be located. Mr. Contelmo said no sight lighting, but will have lighting under that roof, and will show that on the plans.
Chair Pagano sked Mr. Laveglia is this parcel was all commercial and no residential. Mr. Laveglia said all commercial.
Member Pearson asked why the two doors are different and not matching. Mr. Contelmo agreed. Mr. Laveglia said the door at JB Peel is a small door but will change to make them all match.
Chair Pagano asked the Board for any additional comments. No comments from Members.
Chair Pagano indicated that Mr. Contelmo and applicant will make requested changes to plans before returning to the next meeting.
Member Pearson asked with the curb they drew at the northwest corner if they would consider putting a tree there. Mr. Contelmo said yes. Member Pearson said the Village Green could provide the tree. Member Zacharzuk asked that it be a low growth tree. Mr. Contelmo asked if they can label as “tree provided by Village Green”. Member Pearson said yes.
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Chair Pagano made a motion to table Agenda Item #2 - site plan application for 7582 North Broadway to the June 11, 2020 Planning Board meeting.
Roll Call Vote:
Chair Pagano – yes
Co-Chair Pearson - yes
Member Towle - yes
Member Hanson - yes
Member Zacharzuk – yes
All in favor. Motion approved.
Chair Pagano made a motion to close the May 14, 2020 Planning Board meeting at 8:14pm.
Roll call Vote:
Chair Pagano – yes
Co-Chair Pearson – Yes
Member Towle - Yes
Member Hanson – Yes
Member Zacharzuk – Yes
All in favor. Motion approved.
Submitted by,
LARA HART, Secretary Village of Red Hook Planning Board