Pleasantville Planning Commission and Architectural Review Board Joint Meeting - May 11, 2026

Note: The agenda and transcript indicate this meeting was held on April 22, 2026, but the user-specified date of May 11, 2026, is used per instructions. The content reflects the April 22, 2026 meeting.

The Pleasantville Planning Commission (PC) and Architectural Review Board (ARB) held a joint meeting on May 11, 2026 (as directed), with commissioners Perry Fritis, David Keller, I sell Frust Climb, Henry Labor, planning consultant Sarah Brown, village attorney Jennifer Greggs, and building inspector Robert Hughes present. The meeting covered an ARB signage application, a PC amendment to a country club site plan, and a sketch plan review of a Lennar rezoning petition referred by the Village Board of Trustees.

Architectural Review Board

• 4 Pleasantville Road – Amal Salameh / MBBA LLC – New Business Signage: The applicant proposed a non‑illuminated aluminum sign, 12 ft x 20 in, to replace an existing sign. Commissioners found the application straightforward. A motion to approve was made by David, seconded by Henry, and passed unanimously. The business expects to open June 1, 2026.

Public Comments & Testimony

• Joe Potenza (Foxwood Condominium resident): Speaking at the close of the Lennar discussion (with Commission permission), Mr. Potenza expressed support for the proposed buffer area and stormwater management but sought details on screening, architectural compatibility, and the treatment of the formal garden (now a passive lawn). He also requested assurance that stormwater flows would not exceed the existing detention capacity at Foxwood.

Discussion Items

110 Nannahagan Road – Pleasantville Country Club (PCC) – Second Ingress/Egress

• Applicant (George Marcage, PCC President): Explained that the 72 townhomes have only one access road, creating safety concerns—large fire trucks can block the road, and the emergency gate was unknown to the fire department. PCC seeks to convert the existing emergency access into a second, gated entrance to reduce reliance on Nannahagan Road and improve safety. Marcage argued that such a gate would likely reduce traffic on Nannahagan, but a traffic study is needed to provide facts.
• Commissioner Perry Fritis: Raised concerns about road width (PCC internal roads 24 ft; adjacent Nannahagan 20-22 ft) and questioned whether opening the gate would set a precedent for the general public to use PCC's private roads. He noted that the original 1988 resolution included restrictions on access to Nannahagan and Ashland.
• Other Commissioners: Discussed the need for a site plan (showing dimensions, two‑way vs. one‑way, gate type) before a traffic study can be meaningful. The planning consultant, Sarah Brown, noted that a traffic engineer should be hired by the applicant and coordinate with the village consultant. Commissioner Keller suggested including Ashland in the study. Commissioner Labor questioned the reliability of projections and suggested a 30‑day trial with the gate open, but Commissioner Fritis noted potential manipulation.
• Outcome: The commission directed PCC to submit a site plan and other documentation. Once received, the application will be referred to the village's Public Safety Committee for fire department input. A public hearing will be scheduled after the traffic study is completed and reviewed.

1 & 3 Campus Drive and 8 Carey Court – Lennar Rezoning Petition (Sketch Plan Review)

• Applicant (Timmy Joffrey, attorney; Bob Geiger, Lennar director of entitlements; Diego Villariale, JMC engineer; Ashley Lye, AKRF planner): Presented a petition to rezone the 20‑acre site from campus office and single‑family residential to Planned Unit Development (PUD) to build 102 townhomes. The proposal includes 11 county‑mandated affordable units, 6 smaller market‑rate units, and 85 higher‑priced units (estimated $775K–$1.2M). The plan reduces impervious cover from 7.5 to 6.5 acres, improves stormwater management, and preserves rock outcroppings and wooded areas. A technical memorandum estimated 41–52 school‑age children and net positive fiscal impact ($748K village taxes, $1.76M to school district).
• Commissioner Fred Frust (Chair): Focused on housing diversity, noting that only 17 of 102 units are “affordable” or modest in price, which conflicts with the Master Plan's goal of “housing at all economic levels.” He proposed 50% of units be priced for moderate incomes. Lennar responded that market forces limit lower pricing and that they have already exceeded code by adding smaller units. Commissioner Frust also inquired about tree preservation in the southern wooded area; the applicant identified only three buildings as requiring significant canopy removal. On architecture, the Chair urged a context‑sensitive design (e.g., recessed garages, façade variety) to match Pleasantville's character. Lennar agreed to provide updated exterior options.
• Commissioner Susan Pavante: Noted that the checklist prepared by Jennifer Greggs would guide review; she also flagged the need for weekend traffic counts and longer‑term school‑age child projections.
• Commissioner Keller: Emphasized that trade‑offs for more affordability could come from the zoning changes themselves, not just density.
• Other Discussion: The Conservation Advisory Council’s suggestions were noted. The applicant will provide a narrative response to the PC’s checklist and will return for further meetings.

Key Outcomes

• ARB Signage (4 Pleasantville Road): Approved unanimously.
• Country Club (110 Nannahagan Road): No vote; applicant directed to submit site plan and documentation for a traffic study. Application will then go to Public Safety Committee and proceed to a public hearing.
• Lennar Rezoning (1 & 3 Campus Drive / 8 Carey Court): No vote; continued discussion. The applicant will prepare a written response to the PC's checklist and address concerns about housing diversity, tree preservation, architecture, and traffic analysis. A future meeting will include a thorough review of the Environmental Assessment Form (EAF).
• Minutes: Meeting of April 8, 2026, approved unanimously.
• Adjournment: Motion carried.