Peekskill Planning Commission Meeting – June 9, 2026
Peekskill Planning Commission Meeting – June 9, 2026
The Planning Commission met on June 9, 2026, to discuss the city's comprehensive plan, hold continued public hearings on several development proposals, open new public hearings, and make a recommendation to the Common Council and Zoning Board of Appeals. Key topics included a 36-unit residential building at 400-410 Main Street, a floating solar array on the Campfield Reservoir, a residential addition, a garage replacement, a new deck, a new single-family home, a change of use at a commercial building, and an auto repair facility.
Comprehensive Plan Presentation
- Staff presented the launch of the formal process for a new citywide comprehensive plan, an 18–24 month effort funded in part by New York State. The plan will focus on land use, transportation, housing, resiliency, and economic development. The public was invited to an open house on Thursday, June 11, 2026 at the Neighborhood Center from 5:30–7:30 PM.
Public Comments & Testimony
- Floating Solar Array (continued public hearing): Multiple residents spoke both in favor and opposition. Proponents cited water conservation, proven technology, and community benefits; opponents raised concerns about potential contamination, fire risk, inadequate backup water supply, and negligible financial benefits. One resident noted a petition with over 500 signatures against the project.
- 527 Union Avenue (new single-family home): Neighbors expressed concerns about tree loss, flooding, blasting, and the building's bulk relative to the lot.
- 710 Washington Street (change of use to multi-occupancy commercial): Neighbors from 601 Roosevelt Avenue complained about persistent odors from an existing cabinet-making tenant and lack of trust in the property owner.
Discussion Items
- 400-410 Main Street (36-unit residential building): The applicant addressed outstanding architectural and traffic comments. The board reviewed material samples and renderings, preferring a warmer color palette. Staff noted the applicant agreed to add an extra workforce unit. The public hearing was continued to July 14, 2026.
- Campfield Reservoir Floating Solar Array: The project team answered priority questions regarding water safety, microplastics, fire risk, and emergency response. A third-party water quality review by Arcadis is ongoing. The board discussed backup water supply options and a decommissioning bond. The public hearing remained open until the July 14, 2026 meeting.
- 140 Franklin Street (residential addition): No new information was available regarding septic capacity; the hearing was continued to July 14, 2026.
- 224 Smith Street (garage replacement): The applicant presented plans for a 20'×22' garage to replace a non-conforming structure. The board approved the project after confirming materials and colors, adding a condition for a soil test prior to building permit.
- 23 Mackellar Court (new deck): The applicant requested approval to replace an existing staircase and small deck with a larger deck. The board approved the project with no further comments.
- 527 Union Avenue (new single-family home): Several engineering and design issues were raised, including lot width pre-existing nonconformance, tree preservation, grading, and window alignment. The board continued the hearing to July 14, 2026 pending legal review and updated plans.
- 710 Washington Street (change to multi-occupancy commercial): The board discussed conditions to address neighbor concerns, requiring all ventilation to be directed through the roof and odor mitigation measures. The project was approved with those conditions.
- 301 North Division Street (auto repair facility): The board considered a recommendation to the Common Council for a special permit for minor auto repairs only (no body work). Concerns about parking and neighborhood transition led to a recommendation that any special permit expire after 7–10 years. The board also recommended the Zoning Board of Appeals grant necessary variances.
Key Outcomes
- 400-410 Main Street: Public hearing continued to July 14, 2026.
- Campfield Reservoir Floating Solar: Public hearing continued to July 14, 2026.
- 140 Franklin Street: Public hearing continued to July 14, 2026.
- 224 Smith Street: Final site plan approval granted, subject to conditions (including soil test). Permit expires December 9, 2026.
- 23 Mackellar Court: Final site plan approval granted; permit expires December 9, 2026.
- 527 Union Avenue: Public hearing continued to July 14, 2026.
- 710 Washington Street: Final site plan approval granted, with conditions requiring roof ventilation and odor control for all tenants.
- 301 North Division Street: Positive recommendation to the Common Council for a special permit with a 7–10 year term, and a recommendation to the Zoning Board of Appeals for variances. The board deemed the action a Type II SEQR.
Meeting Transcript
Commission meeting for today, June 9th. We have a number of items on our agenda tonight, so we will try to move through things at a reasonable pace. I know there's a lot of people who want to comment, so we'll get to that. The first item on our agenda is a short presentation about the uh City of Peakskill comprehensive plan. Um I will let Carol introduce this project and then we'll have a short presentation. Yeah, we wanted to uh thank you, um Chair. We wanted to come to you today. We're uh ready to launch the formal process, and we're having an event this Thursday with which the public is invited to join us at the neighborhood center uh from 5 30 to 7 30 to learn more about the plan. But we wanted to come to the planning commission to make sure that you understood the whole structure of the process and the length of the process. You of course will be reviewers and making a recommendation to the council, so you will have a formal role in the the uh process overall. But we're very excited to be here today. I think this is a monumental moment for uh the city of Peakskill, and we're very happy to to be able to present to you. Um can we? I kind of need to go shut that down. One minute shrink it, yeah. And Peter Irwin, who is the assistant director of the Department of Planning and Development, is going to make the brief presentation for us this evening. He's help leading this initiative. Thank you. Good evening, planning commission members. Uh thank you for making room on the agenda tonight. Um this is the first of several recurring meetings uh where our staff will make presentations to you to keep you apprised of uh the planning effort as well as solicit your feedback in developing a new comprehensive plan for the city of Peakskill. Uh you you all know this, but the idea that of the comprehensive plan is really that it's your um primary tool by which to evaluate the land use applications that come before you against the city's long-term priorities. In absence of such a plan over the last several years, you have relied on uh existing planning documents like the LWRP and the DRI and your own expertise and local knowledge. But this is an opportunity to aggregate all of those planning efforts into a single set of priorities and goals for the city over the next 10 years and uh and a moment to take um input from our community and chart a course moving forward. Sorry, the primary um consultant that was hired by the city of Peakskill to lead the outreach and planning analysis is interborough community partners, and you can see their team here. But they have a large group of uh staff and subconsultants behind them, including uh Bureau Hapold for resiliency, um sort of a resiliency overlay on the plan, T. Y. Lin, formerly Sam Schwartz Engineering for our traffic and transportation analysis, BJH advisors to focus on housing opportunities and economic development, and the land use law center at Pace University as well. Uh we talked, I I talked about the idea behind the plan. Here are the five focus areas that we anticipate exploring with you uh during the planning process. Land use, uh this is a a smart growth comprehensive plan funded in part by New York State. So we will introduce smart growth uh land use principles across the the plan. But the land use section will really focus on um common sense and pragmatic zoning text updates that we can make over the long term. We also have transportation and traffic safety, which is important to all of our community members. Um housing. In that focus area, the consultants will be taking an inventory of existing housing units across Peakskill and identifying opportunities uh for growth and for ways of serving our local residents. Uh resiliency and sustainability and and finally economic development. And so we are at the very very beginning of this approximately 18-month to two-year effort. We have taken the last couple of months to prepare, and what I'm about to show you is how we see the structure of the plan working. This summer uh we will with the team be analyzing all of the existing planning documents that I mentioned, and then there's an uh projected eight-month uh planning process where consultant team will be evaluating all of the data that residents provide, both quantitative and qualitative along those five focus areas. And uh finally, uh our team will carry it through uh review and adoption, which the planning commission will be involved in as well, of course. Uh this is an overview of how we expect to involve our community members. At the left, um ultimately this plan will be recommended by vote by of the planning commission and adopted by vote of the common council. So you have a formal uh role here, and then we also have a comprehensive planning committee, uh which I'm going to dive a little bit deeper into on the next slide. Uh but that is uh a feature of the grants that fund this work and and important to have um named representatives kind of overseeing the work of our of the consultants and staff throughout. Next, we will also convene thematic working groups. Uh, these are subject matter experts and residents that have special concern or experience with some of these focus areas. We'll be doing walking audits of unsafe intersections for the transportation and mobility group. We will be uh hearing how you know experience um renting and owning in PeakSkill for the housing uh group, and also convene uh business leaders for economic development and our conservation advisory council and other experts for the sustainability and resilience feature. And then the last category that we've created for for this presentation is community ambassadors.
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