Peekskill Planning Commission Meeting – November 12, 2025

The Peekskill Planning Commission met on November 12, 2025, to consider several renewal and extension requests, public hearings on residential and commercial developments, and site plan approvals. The meeting included discussions on an outdoor dining renewal, a large affordable housing subdivision extension, two multi-unit residential projects on Main Street, a mixed-use conversion on Park Street, a 36-unit waterfront building, a cannabis cultivation facility, and a garage for tenant storage. Several items were approved, while others remained open pending further information.

Consent Calendar

• Renewal of Special Permit (P25-040): Unanimously approved the renewal of a special permit and parking waivers for an outdoor dining area with a pergola and planter boxes at 1049 Main Street (1050 Park Street). The project was originally approved in June 2023 and needed renewal due to delays in DRI funding. No objections.
• Extension of Subdivision Approval (P25-041): Unanimously granted a six-month extension through May 2026 for the four-lot commercial subdivision of the Parkview Development project (1005–1017 Lower South Street and portion of 120 Travis Lane), which includes 231 affordable rental units and commercial/light manufacturing uses. The extension is needed to resolve financing and state funding issues; site plan amendments will come later.

Public Comments & Testimony

• 400–410 Main Street (36-unit building):
  • Steve Ehrenberg (115 Northwater Street) expressed support for the project but raised concerns about parking availability and large delivery trucks at the nearby restaurant, which may conflict with new sidewalks and building.
  • A property owner on Northwater Street (who owns multiple lots in the area) spoke at length about deep concerns:
    • Parking: The project’s one-to-one parking ratio is insufficient because many households have two cars; the city lot across the street (used by Copperhead Club) is vital and should not be lost.
    • Toxic waste: Recent remediation by Con Edison on adjacent properties revealed coal gasification waste (silvery sludge) up to the property line; he urged thorough soil testing, warning of potential health and liability risks.
    • Stormwater & flooding: Existing drainage is at capacity; heavy rain causes street flooding and geysers from manholes; hurricane flooding is a risk (water marks 2.5 ft up on his building).
    • Sewer: The neighborhood sewer system is aged and prone to blockages for days each year; adding 36 units may overwhelm it.
    • He also questioned the reliability of previous owner’s environmental testing due to the owner’s character.
• 1019 Park Street: A letter from David Kaminsky opposed “rezoning” of 1019 Park Street; staff clarified no rezoning is proposed. The letter was placed in the record.

Discussion Items

• 660 Main Street (9-unit townhouse) & 668 Main Street (3-unit apartment): The public hearings continued jointly. Applicant Joseph Thompson reported progress:
  • Utility markout found no results; they expect one water and one sewer line in the easement and are confident they can provide two separate water/sewer lines with required separation.
  • Easement improvements include tree trimming to 14 ft for fire truck access, “No Parking” signs, removal of abandoned vehicles, and striping.
  • Percolation tests showed 1–3 inches per minute infiltration; stormwater design uses 0.5 inches per minute, so system capacity is at least double.
  • Site lighting adjusted to eliminate trespass; retaining wall easement being negotiated.
  • Pedestrian access for 668 Main Street: a crosswalk and staircase within the easement (on 660 property) will connect directly to Main Street.
  • The commission requested updated material submissions before the next meeting; engineering (CPL) reviews pending. Public hearings remained open.
• 1019 Park Street (mixed-use conversion): The commission declared itself lead agency for SEQRA review and issued a negative declaration (no significant environmental impacts). The project proposes a third-story addition with rooftop amenity, 12 residential units (one or two bedrooms per floor), and a ground-floor restaurant (no operator yet). Parking would be offsite (James Street garage). One affordable unit initially proposed; staff corrected that 10% (1.2 units) rounds up to two affordable units. The zoning board will consider an area variance for FAR. Public hearing remains open.
• 400–410 Main Street (36-unit, 5-story): Extensive discussion:
  • Traffic study presented by John Canning (Kimley Horn): The intersection with Main Street and Northwater/Old Pammett sees fewer than 150 vehicles per hour; project would add 12 trips per peak hour. Sight distances at proposed driveways are adequate; recommended all-way stop at the intersection.
  • Site plans and grading: A retaining wall and drainage way will manage runoff; no grading in the buffer along the Croton Expressway. Trees in the buffer will be preserved.
  • Environmental concerns: A Phase I and soil investigation were submitted that day; staff will review. The speaker’s toxic waste concerns were noted. The commission directed staff to coordinate with CPL and water superintendent (meeting scheduled next day) to assess water/sewer capacity, stormwater, and flood resilience. The building’s lowest parking level is above flood elevation; upper discharge at Main Street is well above flood level.
  • The public hearing remained open; the commission will revisit after reviewing submissions and meeting outcomes.
• 8 John E. Walsh Boulevard (Suite 401) – Cannabis Cultivation Facility: The applicant proposed an 11,000 sq ft indoor cannabis cultivation, processing, and packaging facility (no dispensary) on the fourth floor. Five to ten employees, deliveries via existing loading dock. Ventilation and HVAC issues were resolved with CPL (compliance with NYS Mechanical Code and NYCRR125). The commission approved a negative declaration under SEQRA as an unlisted action and granted final site plan approval with conditions (staff report minus one item). The public hearing was closed.
• 317 North Division Street – Garage & Storage: After obtaining a variance from the ZBA, the applicant (Luis Urbina) presented a revised design: a smaller garage (just over two cars wide) with enclosed storage on the second floor for tenants, delineated by fencing. Impervious surface reduced, landscaping increased. The upper floor designed for 100 psf live load (added as a condition). Two new outdoor parking spaces created. The commission closed the public hearing and granted final site plan approval with conditions.

Key Outcomes

• Approvals (unanimous):
  • Renewal of outdoor dining special permit (P25-040).
  • Extension of subdivision approval for Parkview Development (P25-041) through May 2026.
  • Final site plan approval for cannabis cultivation facility at 8 John E. Walsh Blvd (P25-039) with conditions.
  • Final site plan approval for garage at 317 North Division Street (P25-028) with conditions (including 100 psf live load notation).
• Lead Agency & SEQRA Determinations:
  • Declared lead agency and issued negative declaration for 1019 Park Street (P25-037).
  • Issued negative declaration (unlisted action) for cannabis facility.
• Public Hearings Continued (open):
  • 660 Main Street (P24-037) – awaiting engineering review and submittals.
  • 668 Main Street (P25-015) – same as above.
  • 1019 Park Street – pending ZBA variance and further SEQRA/information.
  • 400–410 Main Street (P24-038) – pending review of soil testing, stormwater, traffic study, and meeting with water superintendent.
• Directives: Commission directed staff to coordinate with CPL and water superintendent on 400 Main Street issues; applicant to submit updated plans for 660/668 Main Street; ensure affordable units (two) for 1019 Park Street; add 100 psf live load notation to garage plans.