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

A joint meeting of the Pleasantville Planning Commission and Architectural Review Board (ARB) was held on May 11, 2026. Commissioners Perry Friedis, David Keller, Russ Klein (Chair), Henry Labor, and Eric Brotherton were present, along with Village Attorney Jennifer Gray, Planning Consultant Sarah Yacle, and Building Inspector Robert Hughes. The ARB approved two new applications—a pergola and a single-family dwelling—and the Planning Commission voted unanimously to consent to the Village Board of Trustees serving as Lead Agency under SEQRA for the Lennar Campus Drive rezoning petition.

Note on Meeting Date: The agenda and transcript reference Wednesday, April 8, 2026; this summary adheres to the specifically provided meeting date of May 11, 2026.

Public Comments & Testimony

• No members of the public addressed the board on any agenda item. The Chair clarified that the meeting was not a public hearing.

Discussion Items

Architectural Review Board:

• 270 Marble Avenue (Zwilling J.A. Henckels) – Pergola: Isabel Sinke, building manager for the applicant, presented a proposal to install a freestanding 13x19-ft permanent pergola over an existing on-grade patio at the south building entrance. The structure, sourced from Pergolis (Darien, CT), will have a metal frame matching the existing warehouse, wood slatted sides, retractable sunshades, and a motorized louvered roof. Ms. Sinke stated the pergola is intended to replace temporary tents used during cooking demonstrations and events, clarifying it will not function as an outdoor kitchen and all materials will be removed after each use. The board suggested no restriction on leaving furniture beneath the structure during unoccupied times.
• 139 Bedford Road (139 Bedford Road LLC) – New Dwelling: The applicant (Rob) proposed a new 2.5-story single-family dwelling in the Special Character Overlay District, replacing a house destroyed by fire. The approximately 2,500 sq ft home will have three bedrooms, a front porch, and a detached garage. Zoning variances for the front setback (to align with neighboring homes) were previously granted by the Zoning Board of Appeals. Materials include charcoal shingles, cobblestone lap siding, cedar shingle accents, black Anderson 400 series 6-over-1 windows, and dark-sky compliant warm-temperature lighting. The structure will be close to the north property line, requiring a fire-rated wall on that side.

Planning Commission:

• Village Board of Trustees Notice of Intent – Lennar Rezoning (1 & 3 Campus Drive, 8 Carey Court): The commission reviewed a referral from the Village Board regarding a zoning map amendment application by US Home, LLC (d/b/a Lennar). Planning Consultant Sarah Yacle summarized the proposal: a 102-unit townhouse development (3 to 6 units per building, all three-bedroom, square footages from ~1,300 to ~2,700). 11 units (10%) are designated as AFFH affordable units, with an additional 6 units having a smaller footprint for natural affordability. The rezoning process requires first changing 8 Carey Court from RRR to Campus Office, then creating a PUD overlay for all three parcels. The Chair and Village Attorney Jennifer Gray explained that the only decision before the commission was whether to consent to the Village Board as Lead Agency for SEQRA; consenting does not diminish the commission's future role as an involved agency reviewing site plans, stormwater, lighting, and other details. Commissioner Henry Labor suggested the Village Board provide a clearer roadmap of upcoming decision points to the community. The Chair noted the deadline to respond was that Friday.

Key Outcomes

• 270 Marble Avenue Pergola: Approved unanimously by the ARB (motion by Henry Labor, second by Perry Friedis).
• 139 Bedford Road New Dwelling: Approved unanimously by the ARB (motion by Henry Labor, second by Harry [Commissioner] – all in favor). The applicant indicated construction would begin in approximately two to three months.
• SEQRA Lead Agency Consent: The Planning Commission voted unanimously to consent to the Village Board of Trustees acting as Lead Agency for the Lennar rezoning petition (motion by David Keller, second by Eric Brotherton).
• Minutes of March 11, 2026: Approved unanimously. The meeting was then adjourned.