Peekskill Planning Commission Meeting – September 9, 2026

The Peekskill Planning Commission met on September 9, 2026, at 7:30 p.m. in the Common Council Chamber. The meeting covered continued public hearings, a new public hearing, and a recommendation to the Common Council. Key items included a floating solar array (postponed), a single-family home at 527 Union Avenue, a 24-unit cluster development at 1130 Frost Lane, and a 158-unit mixed-use affordable housing project at 418 North Division Street.

Public Comments & Testimony

• 527 Union Avenue: A letter from neighbor Mark Fitzpatrick requested the Commission evaluate the proposal based on engineering drawings rather than conceptual renderings. No other public comments were made.
• 1130 Frost Lane: Multiple residents spoke in opposition, raising concerns about water runoff, the proximity of the 20-inch city water main, potential rodent issues, traffic safety, parking shortages, and the project's scale relative to the existing single-family neighborhood. Residents also highlighted a tax arrearage on the property and questioned the developer's track record. A petition with 63 signatures opposing the project was submitted.

Discussion Items

• Continued Public Hearing – 527 Union Avenue (Mark Picucci): The applicant reported that revised plans had been submitted, but the Commission noted that architectural renderings and engineering drawings were not fully coordinated. Staff reviewed the submissions and found several remaining comments, including tree removal details and detention chamber elevations. The Commission tabled the item to allow review of all materials.
• Public Hearing – 1130 Frost Lane (Peekskill Views, LLC): The applicant presented a revised 24-unit cluster development (reduced from an initial 33 units) with two access points, preservation of 8.5 acres of conservation land, and a 50% density reduction from the as-of-right 45 units. Discussion focused on:
  • Water Management: Concerns about groundwater and an existing 20-inch water main. The city engineer prohibited blasting near the main; chipping may be allowed but with vibration monitoring. The applicant agreed to no blasting.
  • Traffic Study: Commissioners requested a technical memorandum updating the 2023 traffic study to reflect the new access configuration and current conditions.
  • Phasing: The applicant sought phased construction and COs; the Commission expressed concerns about incomplete development scenarios and requested a performance bond or restoration plan.
  • Architecture: Commissioners requested varied building colors and additional pedestrian-level renderings to assess visual impact.
  • Conservation Easement: The Westchester Land Trust is re-engaged; the Commission stressed that the easement must be finalized before final approval.
• Recommendation to Common Council – 418 North Division Street (418 North Division Street LLC): The applicant presented a revised design for a 158-unit affordable housing project (4% low-income housing tax credits) with a daycare and community arts center. Key discussion points:
  • Building Scale and Shadow Study: Commissioners noted the six-story building would be significantly larger than surrounding structures. They requested a shadow study comparing the as-of-right four stories with the proposed six stories, and pedestrian-level renderings for Constant and Highland Avenues.
  • Traffic Study: Concerns included the use of ITE codes, lack of analysis on Harrison Street, and timing of counts (November 2025, possibly during Thanksgiving week). A detailed memorandum was requested.
  • Parking: The Commission debated whether the code-required parking is appropriate for an affordable development, noting underutilization in similar projects. (Parking reduction would require Zoning Board action.)
  • Daycare and Community Space: The daycare's proposed outdoor play area (covered but open to the street) drew questions about drop-off logistics, security, and sunlight. The community arts center concept was welcomed.
  • Brownfield Cleanup: The former White Plains Linen site requires remediation; the applicant confirmed a Track 1 cleanup to unrestricted use standards.

Key Outcomes

• Floating Solar Array: The public hearing was adjourned to the October 15, 2026 meeting at the applicant's request. (Vote: unanimous)
• 527 Union Avenue: Continued to October 15, 2026, to allow the Commission to review coordinated architectural and engineering plans. (Vote: unanimous)
• 1130 Frost Lane: The public hearing remained open and was continued to October 15, 2026. The Commission scheduled a site visit and requested: an updated traffic memo, alternate architectural renderings with varied colors, a geotechnical report on rock type, and further details on water management and phasing conditions.
• 418 North Division Street: The discussion was continued to the October 15, 2026 meeting. The Commission was not ready to make a recommendation to the Common Council. The applicant was asked to provide: revised shadow study (4 vs. 6 stories), pedestrian-level renderings, an updated traffic analysis, and consideration of scaling down the building's massing. The Common Council's public hearing on the project is scheduled for September 14, 2026, but may depend on the Commission's feedback.