Pleasantville Planning Commission & Architectural Review Board Joint Meeting – October 24, 2025

The Planning Commission and Architectural Review Board held a joint meeting on October 24, 2025. The Planning Commission approved two resolutions: a site plan amendment for a new IV Nutrition tenant at 60 Wheeler Avenue and a 120-day extension for the Landmark at 444 mixed-use development. The Architectural Review Board approved three applications: exterior renovations and signage at 29 Marble Avenue (GMM Construction), updated signage at 505 Bedford Road (Dunkin), and a comprehensive façade redesign and signage for the Pleasantville Tavern at 446 Bedford Road. Meeting minutes from October 8, 2025, were also approved.

Planning Commission – Consent Calendar

• Minutes of October 8, 2025: Approved unanimously.

Planning Commission – Discussion Items

• 60 Wheeler Avenue – IV Nutrition: Proposed change of occupancy from retail to personal service use (IV nutrition clinic). The commission reviewed and voted to approve the draft resolution, subject to standard conditions (compliance with local laws, payment of fees) and based on plans dated July 10, 2025, by Colombo Architectural Studio. Motion approved unanimously.
• 444 Bedford Road – The Landmark at 444: Request for a 120-day extension of the previously approved site plan for a 36‑unit mixed-use development with retail space. The applicant’s representative explained that the subdivision approval runs until January 2026 but the site plan approval expires November 20, 2025. The county health department recently requested minor technical clarifications on the plat. The commission granted a 120-day extension to March 20, 2026, as allowed under village code (up to two years of extensions). Motion approved unanimously.

Architectural Review Board – Discussion Items

• 29 Marble Avenue – GMM Construction: Proposed painting the entire façade white, window frames and doors black, and installing new black downspouts. Commissioners recommended making downspouts symmetrical and painting them white to blend into the building, rather than creating high contrast. The applicant agreed. The board also requested that new sconce lights be similar in style to the existing gooseneck lights but pointed downward. Additional light fixture details must be submitted. The application was approved as amended (paint white, downspouts symmetrical and white, window/door frames black, two horizontal lines black on caps). Motion carried unanimously.
• 505 Bedford Road – Dunkin: Proposal to replace the existing signage with a new internally lit “Dunkin’” sign. The board noted the proposed letter height (approximately 2 feet – double the existing) was too tall for the fascia. The applicant agreed to reduce the letter height to 18 inches, and the box would remain centered over the door. Approval granted subject to final sign dimensions of 18 inch letter height. Motion carried unanimously.
• 446 Bedford Road – Pleasantville Tavern: A major rebrand of the former restaurant into a local tavern and sports bar. Plans include new fixed windows and an awning system, a corner entrance, brick at the base, painted AZEC panels in traditional green with brass signage, and a large medallion. The commission allowed the applicant to choose between fixed or operable windows, provided the traditional divided‑light appearance is maintained. The applicant also agreed to consider adding an awning over the second‑floor door for uniformity (pending landlord approval). No live music planned; occupancy is reduced due to table‑and‑chair seating. Application approved unanimously.

Key Outcomes

• 60 Wheeler Avenue – IV Nutrition: Resolution approved (unanimous).
• 444 Bedford Road – Landmark at 444: 120-day extension approved (unanimous), expiring March 20, 2026.
• 29 Marble Avenue – GMM Construction: Approved with conditions: downspouts white and symmetrical, sconce light details to be provided (unanimous).
• 505 Bedford Road – Dunkin: Approved with condition that sign letter height be 18 inches (unanimous).
• 446 Bedford Road – Pleasantville Tavern: Approved (unanimous). Awning over upper door to be discussed with landlord.
• Minutes of October 8, 2025: Approved (unanimous).
• The meeting was adjourned following approval of all items.