Planning Commission Meeting – August 11, 2026

The Peelskill Planning Commission convened on August 11, 2026, at 7:30 PM in the Common Council Chamber to address a ZBA referral, renewal of approvals, a new public hearing, continued public hearings, a SEQRA determination for a major affordable housing project, and a continued public hearing on a floating solar array. The meeting featured extensive discussion on environmental mitigations and design concerns, as well as public testimony opposing the solar project.

Consent Calendar

• ZBA Referral (935 Lockwood Drive): The Commission voted unanimously to refer an area variance request to the Zoning Board of Appeals regarding off‑street parking and maneuvering for a proposed driveway extension. No board member comment.
• Renewal of Approvals (108 North Division Street – Steinbeck’s building): The Commission unanimously approved a renewal of site plan approval and associated waivers for the adaptive reuse of the existing structure as a mixed‑use building with 22 upper‑floor dwelling units and ground‑floor/basement commercial space (including the Field Library). The approval extends until September 10, 2027, and confirms no substantive changes to the project; the renewal was needed due to financial delays.

Public Comments & Testimony

• Dependable Tree Service (1010 Lower South Street) – Public Hearing: No members of the public spoke for or against the project. The Commission closed the hearing and approved the final site plan.
• Floating Solar Array (Camp Field Reservoir) – Continued Public Hearing: Two residents spoke in opposition:
  • Claudia Ramos stated her opposition to the project.
  • Peter Korch, a 25‑year resident, presented detailed opposition, citing risks of water contamination, microplastics, and the minimal financial benefit to the city (~$26,000/year from the lease). He questioned the adequacy of the proposed bond and argued the city would bear cleanup costs. He urged putting the project on a ballot. A list of seven additional opponents (Daniel Carpenter, Kevin Williams, Charles Bayer, Amanda Granados, Phil Alexander Jr., Tiffany Rankin, Pat Bruno) submitted emails opposing the project.

Discussion Items

• Dependable Tree Service – Final Site Plan Approval: The applicant (represented by Jim Anakarico) described minor changes: a color change to dark gray with white doors, upgraded lighting. No board concerns. The Commission determined the project is a Type II action under SEQRA, consistent with the Local Waterfront Revitalization Program, and granted final site plan approval subject to staff conditions.
• 140 Franklin Street – Continued Public Hearing: The project seeks a one‑story addition to a single‑family home. The applicant is working with the city to connect to municipal water/sewer instead of the current septic system. The Commission continued the hearing to October 2026.
• 527 Union Avenue – Continued Public Hearing (single‑family home): The applicant’s representative appeared late. The Commission identified multiple inconsistencies between the plans and the rendering (e.g., window alignment, garage doors, lack of retaining wall and landscaping details). The city engineer raised drainage concerns (subsurface chambers may not drain fully). The Commission asked for corrected plans and continued the public hearing.
• 418 North Division Street – SEQRA Determination & Project Discussion:
  • SEQRA Exemption: The Commission unanimously determined the 158‑unit mixed‑use affordable housing project is exempt from SEQRA under the state’s new “Certain housing projects in municipalities outside of New York City” law (ECL § 8‑0111). The project meets all criteria: connected to public water/sewer, previously disturbed site, <20% non‑residential use, <300 units, not a single‑family development.
  • Project Design & Affordable Housing Debate: The applicant team (Joseph Thompson, Brian Newman, Jay Martino) presented updated plans, including a relocated garage entrance on Constant Avenue (aligned with Harrison Street), a 2,000‑sq‑ft community center, enlarged tenant storage, shadow and traffic studies (presentation deferred), and detailed landscaping/rooftop designs. Board members raised concerns:
    • Massing & Streetscape: Vic and Ruth expressed that the building’s scale is too large for the residential neighborhood; they urged breaking up the façade with different materials, colors, and fenestration to resemble a series of smaller buildings.
    • Affordable vs. Market‑Rate: Vic and Ruth argued that the city has already approved many affordable units, some stuck due to funding, and that a market‑rate component would generate more tax revenue and balance the community. Jeff and Carol strongly supported 100% affordability, noting that 80% AMI is essentially workforce housing and that Peelskill needs more such units to retain young families and retirees.
    • Ground Floor Use: The Commission debated the proposed maker/artist spaces, questioning viability. Alternatives such as a community art‑education center or flexible retail were suggested.
    • Traffic & Shadow Studies: Deferred to the next meeting. The applicant’s traffic engineer was present but did not present; the Commission will review the studies in advance.
  • Brownfield Cleanup: The project qualifies for the Brownfield Cleanup Program; all contaminated material will be removed to achieve Track 1 certification.
• Floating Solar Array – Mitigation Discussion:
  • The applicant (Working Power, represented by Joel Anastasia and Julian Zapera) and the city’s consultant (Matt Yonkin, Arcadis) outlined proposed mitigations for the 1.4‑MW system on the drinking water reservoir:
    • Replacement/refurbishment of three existing valves to allow isolation of the large reservoir.
    • Installation of stopgates at the culvert connecting the large and small basins.
    • Construction of a new pipeline from the emergency supply (MID pipeline) to the small reservoir to provide storage and operational flexibility.
    • 24‑hour water quality monitoring and a decommissioning bond.
    • Ongoing discussion on copper sulfate treatment for algae under the panels; the applicant is reviewing data from the water department.
  • Board members expressed that the mitigations are moving in the right direction but need detailed cost estimates and clarity on who bears costs (city vs. applicant). The applicant stated the project would also provide $1+ million in community solar bill credits to 400 low‑to‑moderate‑income households and $1+ million for food security.

Key Outcomes

• ZBA Referral: Approved unanimously.
• Renewal of Approvals (108 North Division St): Approved unanimously through September 10, 2027.
• Dependable Tree Service Final Site Plan: Approved unanimously with conditions.
• SEQRA Exemption for 418 North Division Street: Approved unanimously.
• 140 Franklin Street: Continued to October 2026.
• 527 Union Avenue: Continued; applicant to present corrected, consistent plans.
• Floating Solar Array: Public hearing continued; applicant to return with refined cost estimates and responses to outstanding mitigation questions.
• Minutes of May 12 and July 14, 2026: Approved as presented.