Planning Commission Meeting - February 10, 2026
Planning Commission Meeting - February 10, 2026
The Peekskill Planning Commission met on February 10, 2026, to discuss several items including a conceptual review for a 24-unit cluster development, a SEQRA review for a mixed-use industrial complex, a public hearing to legalize a residential expansion, a continued public hearing on facade changes and new units at a condominium complex, a renewal of approvals for a commercial-to-residential conversion, and approval of previous meeting minutes. The meeting included public testimony and resulted in multiple approvals and continuations.
Public Comments & Testimony
- Doug Woodward, a lifelong Peekskill resident, spoke in favor of the East Point project (505 South Street), highlighting the benefits of the high-end rental development to the local economy and urging the commission to allow the developer to proceed while addressing color issues via bonding. He also addressed landscaping maintenance and accessibility concerns.
- The Planning Department acknowledged receiving written comments from Joseph Gunn regarding the Frost Lane project (1130 Frost Lane) and emails with photos about concerns at Bear Mountain and Frost Lane intersection, sharing them with the commission.
Discussion Items
Conceptual Review – 1130 Frost Lane (Peekskill Views LLC)
- The applicant (Jody Cross and Joe Monteferi) presented a revised conceptual plan for a 24-unit cluster residential development on a 13.77-acre lot in the R-1A district, down from 27 units presented in April 2024. Key revisions include: a second full vehicular access point on Frost Lane, elimination of the previous cul-de-sac, a new unit design (10 units added to six ranch and eight garage-under units), and keeping the existing 20-inch water main instead of replacing it (with easement adjustments). The project preserves 8.5 acres of open space with public access and a Westchester Land Trust conservation easement. Commission members raised concerns about sight lines at the new entrance near a blind curve, traffic impacts, and the water main decision. No formal action was taken; the commission will absorb the information and provide comments via the Planning Department.
SEQRA Review – Westchester Industrial Complex
- The applicant (Jim Anakarico of Cronin Engineering) provided updates and responses to prior questions about the proposed change from a single manufacturing occupancy to a multi-tenant mixed-use commercial facility with outdoor storage on three properties in the M-2B district. The Common Council had closed a public hearing the previous night but did not act; the commission discussed the need for a traffic study covering peak and non-peak hours, vehicle counts (estimates of 140 vehicles including cars and trucks, with about 50 from tenant North Line), direction of truck traffic (south toward Welcher Avenue vs. north toward Louisa Street), and potential impacts on road surfaces. Commission members also expressed the need for baseline soil testing near the railroad and areas where vehicles have been parked to detect contaminants like oil or gas. The commission held off on issuing a SEQRA Negative Declaration pending further information.
Public Hearing – 1510 Maple Avenue (Richard DioGuardi)
- The applicant (JB Hernandez of CRQ Architecture) requested final site plan approval to legalize interior expansions—a finished basement (742 sq. ft.) and attic space above the garage—within the existing envelope of a single-family home built in 2003. The work was done without permits but was flagged by the Building Department. The public hearing was opened, no public testimony was offered, and it was closed. The commission deemed the project a Type II action under SEQRA and granted final site plan approval.
Continued Public Hearing – 505 South Street (Joseph G. Thompson Architect)
- The applicant returned to address facade color changes and two new apartments (converting storage rooms to 895 sq. ft. one-bedroom units) at the 51-unit (now 53-unit) East Point condominium complex. The commission had previously objected to the built colors deviating from approved plans. The applicant presented renderings showing integration of green and warmer tones on projecting bays in the courtyard, but commission members requested that the color treatment be extended to the entire building, especially the prominent white balconies and bands visible from South Street. The applicant agreed to explore additional renderings. On the apartment issue, the city attorney informed that adding two units triggers the affordable housing ordinance (10% affordable requirement). The applicant indicated willingness to make the two units affordable and possibly buy out remaining units. The commission also discussed a minor modification authorizing a six-foot vinyl fence, which some members questioned. The public hearing was continued to the next meeting, and the commission asked for further information on affordable housing options and a comprehensive color plan.
Renewal of Approvals – 1013 Park Street
- The applicant (Joseph G. Thompson) sought renewal of a special permit and final site plan approval (originally granted in 2019) to convert second-floor office space to a three-bedroom apartment, along with a minor amendment adding a second full bathroom. The project expired due to COVID-related delays. The commission reaffirmed the 2019 SEQRA determination, deemed it an unlisted action with a negative declaration, and granted renewal with conditions, expiring February 10, 2027. The renewal is for one year.
Key Outcomes
- 1130 Frost Lane (Conceptual Review): No decision; commission will provide comments via Planning Department; applicant to refile as a new project when ready for formal consideration.
- Westchester Industrial Complex (SEQRA): Negative declaration withheld; applicant to provide traffic study (with peak and non-peak hour data, vehicle counts, and directional analysis) and targeted soil testing before the commission can make a determination.
- 1510 Maple Avenue: Public hearing opened and closed; final site plan approval granted unanimously (including Type II SEQRA determination).
- 505 South Street: Public hearing continued to the next meeting; applicant to submit updated renderings showing color treatment extended to all facades and explore affordable housing options for the two proposed apartments. Bonding to ensure completion of color changes may be considered.
- 1013 Park Street: Renewal of special permit and final site plan approval granted with conditions, expiring February 10, 2027. Minor amendment for second bathroom approved.
- Minutes: Adopted as revised for the December 9, 2025 meeting.
Meeting Transcript
February 10th. Um we have a quorum rolling down one member. Um the first item on the agenda is a conceptual review by the planning commission regarding a proposed clustered residential development project comprising 24 units. This proposed development also includes site improvements such as roadways, utilities, infrastructure, landscaping, and community amenities on property located in the R1A, one family residential district. Location is 1130 Frost Lane. The applicant is peak scale views LLC, nine Carville uh Drive Monsey, New York. Um I just want to make a comment up front. So this is this project I know the audience is here for um we have I saw in 2024, I believe. Um so they're back to give us a presentation. It's not a public hearing tonight. We're all just listening to we just got the information a couple days ago. So we're not gonna have public comment tonight. We're probably not even commenting too. We're just gonna hear what they have to tell us, and then we'll deal with it down the road. And um there will be public hearings if they do come back after tonight. Okay. So um, so I ask everybody to please just listen, and we're doing the same. Okay. Thank you. So I will turn it over to the applicant who can update us and you know, as before, state your name and go ahead. Good evening, Jody Cross from Zaren and Steinmetz, uh, here on behalf of Peak Skill Views, the owner of 1130 Frost Lane. I'm here with Joe Motiferi from JMC. It's good to be back in front of you. As the chairman mentioned, it was last in uh April 2024 that we were here. Since that time, there have been uh some new partners, it's the same developer, just some in investment partners. Um, and we've also for the past year plus been revisiting the plans and the design, uh taking into account comments we've heard at various meetings from both the commission and the public. And uh we've taken this time to really look at the design, redesign it, reduce density even further, um, and made some changes to make the project more marketable. So, just to refresh everyone's memory, bring you up to speed very quickly. Uh it's a 13.77 acre triangular or trapezoidal type shaped lot. It's an R1A uh single family district. Um it's presently improved with an abandoned single family structure and some accessory structures, those are all getting removed. Um, as the chairman also mentioned, this project is a cluster residential development per the zoning code. To arrive at the density initially, going back to the day one. We obviously we looked at a conventional subdivision to see what the maximum density would be, you know, just if we cut it up in into lots, and that was at 45 units. Our first design we came in with 33 units over the course of a number of meetings before commission, before the staff, uh we reduced the density and and also the site disturbance. We preserved a knoll that was uh we were requested to preserve. So that's all remains the same. And at that the last time we were here, we were down to 27 units from the original 33 presented. Today we're presenting a new conceptual plan, a reduced density down to 24 units. Um they'll still be high-end, age-targeted units. Uh Joe will get into the architecture in a moment. Um we've also added a second full vehicular access point on frost. We're still preserving the eight and a half acres of open space. Um the development itself is 5.2 acres. We're still allowing, we're still proposing to allow public access to that space and to have the a Westchester Land Trust act as the uh steward of the conservation easement. We have not re-engaged yet with them because we wanted to come here and make this presentation to you first. So we're here tonight. Really, it's a show and tell. We wanted to show you and the the public the changes we've made, the reduction in density, the better design to the project, and we're hoping that the commission could at least tell us that we're on the right path so that we could work on fully engineering these plans, uh, re-engage with Westchester Land Trust, and move this project forward. So with that, I'm gonna hold um give it over to Joe to explain some of the technical details, how the project remains the same and the changes that were made.
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