Peekskill Planning Commission Meeting - September 9, 2025

The Peekskill Planning Commission held a regular meeting on Tuesday, September 9, 2025 at 7:30 PM in the Common Council Chamber. The agenda included a consent item, a public hearing on the scope of a cumulative environmental impact report for waterfront transit-oriented development, continued public hearing for an indoor soccer center, public hearings for cannabis cultivation and dispensary uses, a recommendation to the Common Council on a downtown Payment-in-Lieu-of-Parking (PILOP) fee, a recommendation and SEQRA review for a 41-unit residential building at 400-410 Main Street, and a recommendation to the Zoning Board of Appeals for a three-unit building at 668 Main Street. All public hearings were opened and closed with no public testimony. The Commission approved several applications with conditions and made recommendations on policy items.

Consent Calendar

• 898 Washington Street Façade: The Commission ratified Option 2 for the façade design as presented, with a unanimous vote (motion, second, all in favor).

Public Comments & Testimony

• No members of the public spoke during any of the public hearings. Comments were provided by Commission members and staff.

Discussion Items

1. Cumulative Environmental Impact Report (CEIR) Scope – Waterfront Transit Oriented Development (TOD)

• The CEIR scope, prepared by BFJ, was presented. The study will evaluate cumulative environmental impacts of three proposed waterfront development sites (Water Street and near train station).
• Commission comments and suggestions included:
  • Ruth (via staff): Requested that the study evaluate phasing of development and its impacts on construction, parking, and the timing of removing parking lots.
  • Greg: Supported appropriate phasing as a commuter.
  • Mark: Requested including the intersection at Main Street and Route 9 northbound ramps (currently not listed) and also the opposite ramp (Hudson Avenue side).
  • Vic: Emphasized the need for a consolidated review due to the concentration of construction; asked how street environment consultant’s recommendations will mesh with developer plans; suggested studying competition with downtown retail and improving connections between downtown and the waterfront; inquired about on-street parking analysis, public transit capacity (noting county plans for on-demand B-line service), and stormwater/flooding issues (e.g., potential to raise Water Street).
  • Keisha: Concurred with Ruth on phasing and stressed focusing on stormwater infrastructure.
  • Technical corrections: Page 6 – the Industrial Development Agency (not Local Development Corporation) issues PILOTs; the scope should reference proper agency.
• The public hearing was closed. No recommendations from the Commission to the Council were made at this time; the scope will be revised with comments and presented to the Council.

2. Continued Public Hearing – Westchester Sports Arena Indoor Soccer Center (1 Highland Industrial Park, M-3 District)

• Attorney Jeff Casparrow and the applicants (Flavio and Edwin Zingri) updated that the landlord has begun striping parking spaces and agreed to clear trucks and debris before a Certificate of Occupancy (C of O) is issued.
• Carbon monoxide/fume concerns from adjacent truck repair: The city’s engineer (CPL) reviewed and found no issue due to separate HVAC systems and sealed partitions; the partition must meet fire-rating code.
• Conditions: Parking must be cleaned before C of O; signage identifying soccer facility spaces; bicycle rack (existing).
• The continued public hearing was closed, and final site plan approval was granted unanimously, subject to conditions, expiring March 9, 2026.

3. Public Hearing – Cannabis Cultivation Facility (Marco Mandra, 8 John E. Walsh Boulevard, M-2 District)

• Proposed conversion of existing tenancy for indoor cannabis cultivation, processing, and packaging (manufacturing) – part of a vertical integration with adjacent dispensary.
• Odor control plan: Carbon filtration, HEPA filtration, sealed rooms (no windows), negative air pressure. The state OCM will inspect but does not formally approve odor plan.
• Parking: 38 existing spaces; required 56 for manufacturing, but actual employee count (10-12 on cultivation) makes that adequate; the building has over 200 spaces.
• Security: Key card access, cameras, security guard (for dispensary as well).
• Delivery and loading: All deliveries at loading dock; product moved via freight elevator in sealed final product form.
• Hours: 24-hour operation but staffed up to 12 hours/day.
• Employees: Goal to hire 50% from Peekskill; total staff ~20 (10-12 cultivation, 8-10 retail).
• Condition added: Before building permit, city engineer must verify the odor control plan is satisfactory.
• The public hearing was closed; a negative declaration for SEQRA was issued (unlisted action); final site plan approval was granted unanimously with conditions (including the odor control review), expiring March 9, 2026.

4. Public Hearing – Cannabis Dispensary (same building, Marco Mandra)

• Proposed use of storefront within the building’s atrium for retail cannabis sales.
• Security: Two ID checks (at entrance and checkout); security guard; deliveries via front entrance (corrected to loading dock as condition).
• Parking: Nine spaces required; 246 spaces exist in the building lot.
• Signage: Proposed exterior sign and interior sign to be reviewed by Planning Director; must comply with OCM regulations (no cannabis leaf imagery).
• Condition changed: Operational review six months after C of O (not special permit limited to six months). Report to include queuing, delivery, parking, security issues.
• The public hearing was closed; determined to be Type II action under SEQRA; special permit and final site plan approval were granted unanimously with conditions (including deliveries via loading dock and signage review).

5. Recommendation to Common Council – Downtown Payment in Lieu of Parking (PILOP) Fee

• Proposed zoning text amendment to allow developers to pay a fee instead of providing on-site parking, to fund construction and maintenance of off-site parking garages.
• Discussion highlights:
  • Vic expressed concerns about forcing cars onto neighborhood streets; suggested the fee should be set closer to market value (not $30,000 per space) and that funds should be restricted to parking, not other transportation improvements.
  • He also questioned the provision allowing the Planning Director to reduce the number of required permits in perpetuity, suggesting that should come back to the Commission.
  • Commissioner (likely Jim) noted that projects like the RAL building could have broken ground with this option.
  • Other members suggested that the city should also consider revising parking requirements downward in the comprehensive plan.
• The Commission voted to make a positive recommendation to the Common Council, with comments: support the concept but with concerns about fee adequacy, fund use restrictions, and the reduction of permits by the Director.

6. Recommendation to Common Council & SEQRA Review – 400-410 Main Street (41-Unit Residential)

• Architect Joseph Thompson presented the proposed five-story, 41-unit building in the WF-2 Waterfront District, including a bonus height request and parking waivers.
• Parking study findings: The adjacent city lot (across from building) is heavily used by Copperhead Club (restaurant/bar) in evenings; the lot has 31 spaces and was nearly full at peak times. On-street parking capacity exists but is narrower and darker.
• Two options:
  • Option A (41 units): 24 spaces on-site (first floor partly residential, second floor additional spaces), requiring 17 spaces from the city lot.
  • Option B (34 units): All ground floor parking (34 spaces internal), no off-site need, same height/bulk.
• Discussion:
  • The Commission expressed reluctance to rely on the city lot given the thriving restaurant and potential for conflicts. Some favored Option B to avoid displacing existing users.
  • Vic suggested exploring a deal with Bantam Tools (adjacent) for shared parking.
  • The building height (approx. 76 feet) was generally not opposed; concerns about the blank façade facing Route 9 were raised (requested rendering).
  • Other issues: state DOT easement, stormwater, recreation space (roof possible), and steep slopes review (likely waiver).
• The Commission declared itself lead agency for SEQRA and deferred further recommendations on the special permit, bonus height, and parking waivers until more information is provided (including a formal parking study and discussions with neighbors).

7. Recommendation to Zoning Board of Appeals – 668 Main Street (Three-Unit Residential)

• Architect Joseph Thompson proposed a three-unit building on a landlocked lot (9,180 sq ft, minimum 10,000; 76 ft width, minimum 100 ft) accessed via an easement shared with the planned 660 Main Street townhomes.
• Concerns:
  • The easement from 2008 is vague; no defined travel way or fire access; parking encroachment.
  • Water and sewer utilities must run across multiple private lots; proposed solution includes separate service lines and hydrant at Spring Street.
  • The Commission worried about the cumulative impact of 12 units (this plus 660) using the same narrow easement.
• The Commission voted to refer the application to the ZBA with a recommendation: no concerns on the lot area/width variances, but strong concerns about the access easement, utility rights, and overall site accessibility. The ZBA is urged to consider these issues before acting.

Key Outcomes

• Approvals granted:
  • 898 Washington Street façade (Option 2) – unanimous.
  • Westchester Sports Arena indoor soccer center – final site plan approval with conditions (parking cleanup, signage).
  • Cannabis cultivation facility – final site plan approval with condition for odor control review by city engineer.
  • Cannabis dispensary – special permit and final site plan approval with conditions (deliveries via loading dock, signage review, six-month operational report).
• Recommendations made:
  • Downtown PILOP fee – positive recommendation to Common Council with comments.
  • 400-410 Main Street – lead agency declared; further decisions deferred.
  • 668 Main Street – referral to ZBA with concerns on access and easement.
• Public hearings closed (all without public testimony).
• Next steps:
  • CEIR scope to be revised and presented to Council.
  • 400-410 Main Street applicant to provide additional parking study, potential contribution for off-site spaces, and address concerns about building design and utilities.
  • 668 Main Street applicant to work on clarifying easement and utility plans before ZBA hearing.