Peekskill Planning Commission Meeting - April 14, 2026
Peekskill Planning Commission Meeting - April 14, 2026
The Peekskill Planning Commission met on Tuesday, April 14, 2026, at 7:45 PM in the Common Council Chamber. The agenda included five items: an extension of approval for a commercial subdivision, a recommendation to the Common Council on a cannabis zoning text amendment, SEQRA review and continued public hearing for a 36-unit multifamily building, public hearings for two site plan applications, and adoption of minutes from the previous meeting.
Extension of Approval
- The Commission unanimously approved a six-month extension (to November 13, 2026) for the four-lot commercial subdivision at 1005-1017 Lower South Street and a portion of 120 Travis Lane. The project, by Parkview Development & Construction, LLC, includes 231 affordable rental apartment units and commercial/light manufacturing uses. The Planning Department reported progress on the project.
Recommendation to the Common Council – Cannabis Zoning Text Amendment
- The Commission voted unanimously to issue a positive recommendation to the Common Council for a proposed amendment to Section 575-19.2 of the Zoning Ordinance. The amendment would restrict locations for cannabis dispensaries, consumption sites, and delivery services by removing the C3 district (Washington, North Division, Highland) and the waterfront district from allowed areas, while reducing parking requirements from one per 80 square feet to one per 300 square feet (aligning with retail standards). The amendment also requires that an applicant must have been issued a state license before receiving a city special permit. The Commission discussed and confirmed the text language.
SEQRA Review & Continued Public Hearing – 400 Main Street (36-Unit Building)
- The applicant, Joseph G. Thompson Architect, PLLC, presented updated information on geotechnical analysis, stormwater management, and environmental testing. The Commission heard from the engineer (Jose Rodriguez) on excavation methods (no blasting anticipated, use of drilled piles and soldier lagging), and from the environmental consultant (Heather Morabba) who reported that recent soil and vapor testing found no contamination issues and met restricted residential standards. The applicant also noted that the State Historic Preservation Office (SHPO) determined the existing building not historically significant, and the NYS DOT agreed to relinquish an easement.
- Parking Discussion: The project proposes 35 parking spaces for 36 units, with a requested variance of 1 space (or 13 spaces if calculated per code). The applicant indicated a willingness to provide a one-to-one ratio (36 spaces for 36 units) by either finding an additional space or reducing unit count. Commissioners debated the adequacy of the parking ratio, with some expressing concern about potential spillover parking. The chair noted that the Commission has discretion to waive parking requirements under waterfront district regulations. The applicant agreed to provide more data on comparable projects.
- SEQRA Determination: The Commission voted to issue a Negative Declaration (no significant environmental impact) with a note that a prior soil report had found an issue but the 2026 report superseded it. The public hearing was continued to a future meeting.
Public Hearing – 1050 Lower South Street (Westchester Industrial Complex)
- The applicant, represented by Cronin Engineering, sought final site plan approval for interior and site alterations to convert a single manufacturing occupancy into a multi-tenant mixed-use commercial facility. Due to a fire in February 2026, the building department required a certificate of occupancy (C of O) for tenants to return. The application was separated from a larger outdoor storage/parking project that will be reviewed later.
- The Commission closed the public hearing and approved the site plan, finding it a Type II action under SEQRA (no further environmental review). The approval includes: land-banking of 23 additional parking spaces (to reach a total of 125 if needed), landscaping along South Street, and a finding of consistency with the Local Waterfront Revitalization Program (LWRP) and M-2B design guidelines. The approval expires on October 14, 2026.
Public Hearing – 163 Union Avenue (Driveway Legalization)
- The applicant, Blanca Anguisaca, sought final site plan approval to legalize a driveway on a two-family residential property. The Zoning Board of Appeals had already approved a variance. The existing driveway on Union Avenue will be removed and replaced with landscaping; a new driveway with parking spaces will be created off Raymond Avenue. A neighbor, Michael Tino, expressed concerns about the size of the proposed parking lot and its visual impact. The Commission discussed alternatives: stacked (tandem) parking spaces to reduce impervious surface, and use of permeable pavers instead of asphalt. The applicant agreed to explore options with the client and return with revised plans. The public hearing was kept open to the next meeting.
Key Outcomes
- Extension Approved: Unanimous vote to extend the Parkview Development approval to November 13, 2026.
- Cannabis Amendment – Positive Recommendation: Unanimous vote to recommend the text amendment to the Common Council.
- 400 Main Street – Negative Declaration Issued: SEQRA negative declaration adopted; public hearing continued. Applicant to address parking ratio and provide further data.
- 1050 Lower South Street – Final Site Plan Approved: Unanimous approval with conditions (landscaping, land-banked parking).
- 163 Union Avenue – Public Hearing Continued: Applicant to discuss stacked parking and paver options with client; revised plans to be submitted for next month.
- Minutes Adopted: Minutes from the January 2026 meeting were approved with minor corrections.
Meeting Transcript
We have a relatively small agenda tonight. The first item on our agenda is an extension of approvals regarding four lot commercial subdivision for proposed diversified use development project comprising 231 affordable rental apartment units and commercial light manufacturing uses on properties located in the M2B Design Industrial District location is 1005 to 1017 Lower South Street and a portion of 120 Travis Lane. The applicant is Park View Development and Construction, Care of Carney Realty and Development. And the owner is still the city of Peakskill. I forgot how long now I don't have that in front of me. I think I forgot that she had two date. So they're they're set to expire on May 13th, 2026, and they requested another six-month extension. And from what I understand from the planning department, they are making progress. They are making progress. So unless anybody has any have an ETA as to when they intend to pull the permit? Um they'll be coming back, I think some with some adjustments to the site plan in the near future. Okay. Okay. So if a motion to grant the extension to expire on November 13th, 2026. I have a second. Second. All in favor? All right. So no objections, right? Okay. All right. The next item on the agenda is a recommendation to the common council for proposed zoning tax amendment to section 575-192 of the City of Peak Hill zoning ordinance relating to uh that would restrict some of the locations for cannabis dispensaries, consumption sites, and delivery services in the city of Peakskill. Um you want to summarize? Sure. So uh this is a text amendment to really um kind of update the regulations that went into effect in November uh 2022. Uh we've learned a lot about them since then. We've had a few applications, but it is uh to bring the code um more into alignment with some of the state regulations to right size the parking. Now we know a little more how they operate, um, as well as some other operational needs, but um restrict some of their locations. So basically it would uh uh uh take them out of the C3 district, which is the commercial district that runs along Washington and uh North Division and Highland, um, which are just proximate to uh residential communities. Otherwise it would be allowed in in and it would take it out of the waterfront district where we're introducing a lot of residential. Um but there would be ample space for them to to locate and the ones that exist can remain. Um then it's uh adjusting um and like I said, introducing some distancing uh requirements just for clarity and for transparency. Uh that the these align with what the state requires, right sizing the parking before it was one per 80 square feet. This now it would be one per 300, which is more in a line with our regular retail. Uh it would still give the planning commission the right to waive or you know move parking around, so that that's a helpful thing. Um those are the highlights. Does anyone have any comments on it? Um does it increase or decrease the number of potential dispensaries that could be built within the city limits. Well, it's taking out a zoning district separation. And the waterfront. So it's taking those two areas out of contention. Um but the space, the distance separation is being reduced. The distance is is the same as a thousand. The state has recently introduced a uh uh a different kind of category, which we've spelled out here on page two for um what do they call that public convenience and advantage, which would allow them to be closer than 1,000 feet. Um that of course has to go that would go before us as well. They would still have to do a special permit if they were to do that. Um we can't um argue against that. Um, you know, we can't have something that's more restrictive than what the state is is allowing. But we're putting into writing what is um the the thousand foot regulation, and then if they were to receive the public convenience and advantage uh approval from the state, we would consider that as well. Anyone else questions, comments?
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