Peekskill Planning Commission Meeting - July 14, 2026

The Peekskill Planning Commission convened on Tuesday, July 14, 2026, at 7:30 p.m. in the Common Council Chamber to address a full agenda including a SEQRA exemption determination, referrals, continued and new public hearings on residential, commercial, and renewable energy projects. Key topics included a proposed 158-unit affordable housing development, a library relocation, a floating solar array, and several single-family home and commercial projects.

SEQRA Exemption for 418 North Division Street LLC (Affordable Housing)

• The Commission considered a SEQRA exemption under newly amended 6 NYCRR Part 617 for a proposed 158-unit mixed-use affordable housing building (six stories, with retail and community space) at 418 North Division Street (parcels 23.78-1-9, 10, 11, 12). The project qualifies under the exemption for housing outside NYC meeting five criteria (public water/sewer, previously disturbed site, ≤20% non-residential, ≤300 units, urban area).
• Kathleen Bradshaw (applicant's attorney) and Joseph Thompson (architect) presented the project, noting it would replace dilapidated buildings, include brownfield cleanup, streetscape improvements, and a community center. The building would have 220+ parking spaces (garage tucked under), 12 on-street spaces gained, and a bonus height request.
• Commissioners expressed concerns about building mass relative to the surrounding residential neighborhood (especially on North Division Street), traffic impacts on Constant Avenue and Highland Avenue, proximity of outdoor amenity to neighboring house (6 feet), and viability of affordable housing funding given other stalled projects. They also questioned the community center programming and management company.
• Position: Several commissioners (Mark, Jeff, Carol) noted the building appears imposing and called for a traffic study, shadow study, and better massing renderings. The applicant emphasized the project’s benefits (tax base, workforce housing, streetscape).
• Outcome: The Commission voted unanimously (motion, second, all aye) to circulate a notice of SEQRA exemption to involved agencies (including Common Council, ZBA, county, state funding agencies) for a 30-day comment period. No public hearing was held at this stage.

Referral to Zoning Board of Appeals: Library Relocation

• Joseph Thompson presented a proposal to relocate the Field Library from 4 Nelson Avenue to the first floor and basement of 41 North Division Street (former workers' comp building). The project requires an area variance for floor area ratio (FAR) because the existing building’s FAR (approximately 3.0) exceeds the C-2 district’s 2.7 FAR limit for existing buildings (new construction would allow 3.6). The variance would allow a mezzanine and rooftop improvements.
• The new library would be 13,000 sq ft (down from current 18,000), optimized with basement program (teen room, archives, teaching kitchen), rooftop public space, and book drop-off spaces on the street. Library Director Dana Heisel confirmed the reduction still meets Westchester Library System standards and serves the population effectively.
• Commissioners discussed security (elevator access control, tailgating risk), the reduction in size, and the rooftop’s public benefit. The applicant clarified that elevator access would be key fob-restricted, and library spaces would be secured when closed.
• Position: The Commission expressed support for the library relocation, noting it would provide a modern, accessible facility despite the square footage reduction.
• Outcome: The Commission voted to send a recommendation to the ZBA approving the requested variances. They also unanimously declared the project a Type II action under SEQRA (no further environmental review).

Public Hearings (Continued and New)

Continued: Floating Solar Array at Camp Field Reservoir (R-1A District)

• The public hearing continued from previous meetings. The applicant (Working Power ECP LLC) seeks final site plan approval for a floating solar array on the Camp Field Reservoir (1000 Lindbergh Place). The city’s water department, consultant Arcadis, and the public provided extensive input.
• David Rambo (Water & Sewer Superintendent) and Matt Yonkin (Arcadis) presented findings: the system (covering ~50% of the reservoir) poses low acute chemical release risk, but potential operational impacts include turbidity, algae control (copper sulfate reaction with aluminum), dissolved oxygen changes, and challenges during catastrophic failure (lightning, tornado). The city has no valve system to isolate reservoirs and lacks a direct bypass.
• The applicant noted a lease agreement requiring removal if water quality is negatively impacted, a 24/7 monitoring system, and a stopgate design to isolate the large reservoir. They also cited $1.4 million in secured funding and community benefits (20% electricity bill savings for low-income households, food sovereignty fund).
• Public Comment: Elena Munice Walker (Mallard Way) expressed concerns about no dredging and the risk, noting a petition of nearly 600 residents opposed to the project.
• Commission Positions: Mark emphasized the need for a plan to handle catastrophic failure (isolation, backup water supply) and the cost of that plan must be included. Jeff noted that instantaneous catastrophic failure is very unlikely, but long-term microplastics and gradual effects are concerns. Carol and Keisha echoed the need to weigh risks vs. benefits.
• Outcome: The Commission voted to continue the public hearing to the August meeting. They also agreed to have the city attorney (George) and planning consultant (Gene) draft a Part 3 EAF to organize all comments and evidence for a future negative declaration determination.

Continued: 527 Union Avenue (Single-Family Home)

• The public hearing continued for a proposed single-family home at 527 Union Avenue (R-1B district). The applicant addressed previous comments about architectural style (symmetry) and provided revised elevations. Outstanding issues: updated landscaping plan (showing retaining wall and dumped trees), tree condition survey (to determine replacement fees), zoning table on plans, and additional grading details for stormwater.
• Outcome: The Commission voted to continue the public hearing to the next meeting with conditions to submit revised plans addressing these items.

Continued & Approved: 400-410 Main Street (36-Unit Multifamily Building)

• The public hearing was completed. The Commission reviewed updated materials (stucco, stone, wood, and Cor-Ten steel samples) presented by Joseph Thompson. The applicant provided a new material palette: Benjamin Moore Stonington Gray stucco, Edward Martin Dawson series wall panels (ash), composite wood with walnut stain, and true Cor-Ten for stair towers. Commissioners approved the materials.
• A key issue was the NYS DOT drainage easement release. The applicant provided a valuation from DOT of $88,000. The Commission agreed to make proof of recording of the release a condition prior to issuance of the building permit, with notification to the Planning Department. Performance bonds, I&I fee, and park/recreation fee also to be satisfied before building permit.
• The Commission also made findings for steep slopes permit (Chapter 488) and LWRP consistency determination, concluding the project meets all policies.
• Outcome: The Commission closed the public hearing and unanimously granted final site plan approval, steep slopes permit, and LWRP consistency determination, subject to conditions including the DOT easement release and performance bonds.

New: 226 Walnut Street (Single-Family Home)

• Joseph Thompson presented plans for a new 4,500 sq ft single-family home (3,000 sq ft on two floors plus 1,500 sq ft finished basement) on a previously vacant lot. The design features traditional architecture (gable roofs, covered porch, clapboard and shake siding) to fit the historic block. A shadow study indicated minimal impact on neighbors (worst-case winter solstice: shadow up to 9.5 feet on neighboring wall).
• Public Comment: Neighbor Dwight (221 Walnut Street) and Deborah expressed concerns about the home’s bulk (33 ft wide, 42 ft deep main body) being out of scale with the neighborhood (surrounding homes ~1,500-2,300 sq ft). They requested a massing study, reduced width/height, landscaping plan for equipment screening, and preservation of the locust tree. They also worried about potential conversion of the finished basement into a separate apartment.
• Commission Positions: Commissioners acknowledged the home is larger than most on the block but noted the design fits the street’s character and modern living needs (offices, multi-generational layout). They liked the architecture but suggested adding windows to the side of the projecting bay and clarifying landscaping. Keisha raised concerns about the finished basement potentially enabling an illegal second unit; the applicant clarified it would have a wet bar (no kitchen) and is intended for in-law/guest use.
• Outcome: The Commission opened and closed the public hearing, deemed the project a Type II action, and granted final site plan approval with conditions including: add windows to the side bay, indicate garden areas on plans, and standard conditions.

New: 301 North Division Street (Auto Repair Facility)

• The public hearing was for final site plan approval for a minor auto repair facility (C-3 district). The Common Council had previously granted a special permit requiring revised traffic circulation to prevent vehicles backing onto the sidewalk on North Division Street. The applicant proposed limiting entry to the northern end and exit to Cortland Street.
• A debate ensued over how to enforce the one-way traffic pattern: the applicant initially suggested movable plastic posts; Commissioners favored permanent or semi-permanent wheel stops (curb bumpers) at the property line to prevent cars from encroaching on the sidewalk. The applicant agreed to install wheel stops.
• Outcome: The Commission opened and closed the public hearing (no public comments). They granted final site plan approval with an added condition (condition 3 under conditions to be met before certificate of occupancy): wheel stops shall be provided along the property line on North Division Street.

Minutes Approval

• The Commission unanimously approved the minutes of June 9, 2026, and February 10, 2026.

Key Outcomes

• 418 North Division Street: SEQRA exemption notice to be circulated; no public hearing held.
• Library (41 North Division St): Referred to ZBA with recommendation to approve variance; Type II declaration.
• Floating Solar Array: Public hearing continued to August; draft Part 3 EAF to be prepared.
• 527 Union Avenue: Continued to next meeting pending revised plans.
• 400-410 Main Street: Final approval granted with conditions including DOT easement release before building permit.
• 226 Walnut Street: Final approval granted with minor conditions.
• 301 North Division Street: Final approval granted with wheel stop condition.