Pleasantville Planning Commission and Architectural Review Board Meeting – September 16, 2025

The Pleasantville Planning Commission and Architectural Review Board met at Village Hall, 80 Wheeler Avenue, Pleasantville, NY, to review a cellular special permit renewal, two tenant change-of-occupancy applications, and an amended HVAC/exterior design. The agenda and transcript identify the meeting as Wednesday, September 10, 2025, at 8:00 PM; the meeting metadata provided with this record says the meeting date was September 16, 2025, so that date is used here. Minutes from the July 23, 2025 meeting were not approved at this session.

T-Mobile Northeast LLC – 345 Castleton Street (Special Permit Renewal)

• Attorney Doug Warden of Snyder & Snyder appeared via Zoom on behalf of T-Mobile. The existing tower is on town-owned property, and T-Mobile is seeking renewal of its special use permit before the current permit expires in January.
• The commission noted the application is a SEQRA Type II action and that the applicant’s submission shows compliance; no physical changes are proposed.
• A commissioner raised concern that the camouflaged flag-pole tower has repeatedly been left exposed while other carriers perform maintenance and upgrades. T-Mobile stated it is one tenant on the pole and will work with Crown Castle, which coordinates providers, to minimize uncovered periods.
• The applicant argued that a renewal does not require a public hearing; planning consultant Sarah Brown cited Section 185-6G requiring due hearing notice and hearing for renewals. The applicant agreed to follow the commission’s process.
• The commission scheduled the application for a public hearing at the next meeting in two weeks and directed the planning consultant to prepare a draft resolution in advance; T-Mobile may appear by Zoom.

IV Nutrition – 60 Wheeler Avenue (Change of Occupancy and ZBA Referral)

• Business owner Holly presented IV Nutrition, an intravenous nutrient therapy franchise. She described consultation with physicians and nurses, a menu of nutrient mixtures for goals such as athletic performance, cognition, gut health, and cosmetic effects, and said no diagnosis or prescription is provided.
• She stated the franchise has about 45–46 open locations and roughly 40 additional locations scheduled to open by the end of next year; this would be the first New York location, in the former pharmacy space next to the dentist.
• The change from retail to personal service triggers a parking variance because the prior retail use was exempt and the new use requires nine parking spaces; this is the only zoning issue.
• Commission discussion covered trash and medical-waste handling; the applicant said a specialized private collector removes properly packed waste.
• Planning staff saw no site or building changes requiring commission comment at this stage, so the application was referred to the ZBA. If the ZBA grants the variance at its September 25 meeting, the applicant may return to the commission on October 8 for full site plan review. The applicant stated a fully staffed clinic has a maximum of three people and hopes to open after New Year’s.

Pvolve – 41-43 Washington Avenue (Change of Occupancy/Use)

• The applicant described Pvolve as a low-impact, resistance-based boutique fitness franchise founded in 2017, with proprietary/patented equipment, digital and in-studio classes, about 40 franchises by the end of 2025, and more than 100 franchised locations signed.
• No variance is required because the use is personal service and much of the property lies in the parking overlay. The proposed space has 30 mats in a studio-within-a-studio; classes are 50 minutes; utilization is 60–65% in a new gym and about 75% at peak membership, averaging 20–26 mats used. Up to three employees may work at one time; sales include memberships and single classes; an infrared sauna and personal training were also mentioned.
• The main issue was parking and class-to-class turnover. With 10-minute gaps between classes, up to 60 people could overlap at peak times, creating possible congestion on Washington Avenue and in the rear parking garage. The applicant agreed to a minimum 20-minute gap between classes as a proposed condition of approval.
• The commission asked the applicant to obtain a letter from the building owner/landlord stating how many parking spaces in the building’s lots are reliably available to commercial customers, and confirming the owner is aware of Pvolve’s business model and expected utilization. The applicant currently has only two designated employee/reserved spaces in the lease.
• No decision was made; the application was continued to the next meeting in two weeks.

Architectural Review Board – 325 Manville Road (Manville and Grove LLC)

• The applicant sought approval to amend the previously approved exterior design by moving HVAC/heat pump units to the roof. The mechanical run to the originally approved enclosure was 79 feet; pipe routing through the interior would require dropped ceilings and soffits, and exterior soffits were rejected aesthetically.
• The unit count increased from six to seven, adding one for the owner and hallway/foyer areas, but the units are smaller (43 inches high with stands vs. 60 inches) and quieter (52 decibels vs. 65–85 decibels for the old condensers).
• The roof location was discussed with the neighbor, who asked that units be oriented away from his backyard/deck. Units will be painted black and clustered to avoid a visible tooth effect; the commission discussed possible screening but did not require it. The applicant said they would ask the mechanical engineer about minimum spacing and try to place units as close together as airflow and service access allow.
• Other amended design changes included replacing pre-cut square siding panels with 7-inch slats of the same material to fit the non-square building, retaining the lower brick for waterproofing and structural reasons, reducing the size of the enclosure, and keeping EV charging stations.
• The ARB approved the amended application by voice vote, with a motion, second, and all in favor. Construction is expected to finish in late winter or early spring; the building contains six apartments.

Meeting Minutes

• The minutes of the July 23, 2025 meeting were deferred to the next meeting.

Key Outcomes

• T-Mobile/345 Castleton St: renewal application scheduled for public hearing in two weeks; draft resolution to be prepared; applicant may appear via Zoom.
• IV Nutrition/60 Wheeler Ave: referred to ZBA for a nine-space parking variance; return to Planning Commission on October 8 if the variance is granted.
• Pvolve/41-43 Washington Ave: continued to the next meeting for the landlord parking letter and final resolution; a 20-minute class gap is anticipated as a condition.
• 325 Manville Road: ARB approved the amended HVAC/exterior design by unanimous voice vote.
• July 23, 2025 meeting minutes postponed.