Planning Board Meeting & Work Session — 2026-09-01 — Minutes

Page 1 TOWN OF CORTLANDT PLANNING AND ZONING BOARDS BOARD MEETING 1 Heady Street Cortlandt Manor, New York 10567 September 1, 2026 6:25 p.m. - 7:01 p.m. Page 2 Page 2 September 1, 2026 MEMBERS PRESENT: Steven Kessler, Chairman Thomas Bianchi, Vice Chairman Nora Hildinger, Member Kevin Kobasa, Member Peter McKinley, Member Karen Timko, Member ABSENT: Jeff Rothfeder, Member Kellan Cantrell, Alternate ALSO PRESENT: Michael Cunningham, Esq., Deputy Town Attorney Heather LaVarnway, CNU-A, Planner Catherine Brosnan, P.E., Assistant Civil Engineer Chris Lapine, P. E., Engineer Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 3 Page 3 1 September 1, 2026 2 (The board meeting commenced at 6:25 p.m.) 3 MR. STEVEN KESSLER: Okay. Welcome to 4 the planning board meeting for September the 1st. 5 Please rise for the pledge. 6 MULTIPLE: I pledge allegiance to the 7 flag of the United States of America and to the 8 republic for which it stands, one nation under 9 God, indivisible with liberty and justice for 10 all. 11 MR. KESSLER: Can I have the roll, 12 please? 13 MS. HEATHER LAVARNWAY: Mr. Kobasa? 14 MR. KEVIN KOBASA: Here. 15 MS. LAVARNWAY: Ms. Hildinger? 16 MS. NORA HILDINGER: Here. 17 MS. LAVARNWAY: Mr. Kessler? 18 MR. KESSLER: Here. 19 MS. LAVARNWAY: Mr. Bianchi? 20 MR. THOMAS BIANCHI: Here. 21 MS. LAVARNWAY: Ms. Timko? 22 MS. KAREN TIMKO: Here. 23 MS. LAVARNWAY: Mr. McKinley? 24 MR. PETER MCKINLEY: Here. Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 4 Page 4 1 September 1, 2026 2 MS. LAVARNWAY: Mr. Cantrell and Mr. 3 Rothfeder are noted as absent. 4 MR. KESSLER: Thank you. We have no 5 changes this evening to the agenda. Can I please 6 have a motion to adopt the minutes from our 7 August meeting? 8 MR. KOBASA: So moved. 9 MR. KESSLER: Second, please? 10 MS. HILDINGER: Second. 11 MR. KESSLER: And on the question, all 12 in favor? 13 MULTIPLE: Aye. 14 MR. KESSLER: Opposed? First item under 15 correspondence, it’s a letter dated August 19th, 16 2026 from Jim Annicchiarico, requesting a six- 17 month time extension for preliminary plat 18 approval for the Pomona Development Subdivision 19 located on the south side of Revolutionary Road, 20 south of Eaton Lane. Good evening. 21 MR. JIM ANNICCHIARICO: Good evening. 22 MR. KESSLER: So why don’t you give us a 23 quick update on where things stand? 24 MR. ANNICCHIARICO: Sure. We made an Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 5 Page 5 1 September 1, 2026 2 application to the health department. I think I 3 probably mentioned that in the previous time 4 extension request. We need to meet with the town, 5 and we have a meeting scheduled with the 6 engineering department for, I believe, September 7 9th. Following that meeting, we should be able to 8 I think, wrap everything up and get it back to 9 the health department and hopefully -- 10 MR. KESSLER: The health department 11 still with issues or? 12 MR. ANNICCHIARICO: No, actually, the 13 town wants us to -- wants to go over some of the 14 water main extension details. 15 MR. KESSLER: Okay. And that’s, were you 16 dealing with Chris or Mike? 17 MR. ANNICCHIARICO: That started with 18 Joe from your office, actually. But we’ll be 19 meeting with Mike from Preziosi. 20 MR. KESSLER: Okay. 21 MR. CHRIS LAPINE: I think it started 22 before we were here. I think it started with -- 23 MR. KESSLER: Get closer to the mic. 24 MR. LAPINE: It was with DOTS, DOTS Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 6 Page 6 1 September 1, 2026 2 called LaBella. That’s the problem. 3 MR. KESSLER: Okay. Okay, so if there 4 are no issues, Nora. 5 MS. HILDINGER: I’d like to make a 6 motion to adopt resolution 2026-19, granting the 7 sixth six-month time extension of preliminary 8 plat approval for the Pomona Development 9 Subdivision. 10 MR. KESSLER: Thank you. Second, please. 11 MR. MCKINLEY: Second. 12 MR. KESSLER: And on the question, all 13 in favor? 14 MULTIPLE: Aye. 15 MR. KESSLER: Opposed? All right. 16 MR. ANNICCHIARICO: Thank you very much. 17 MR. KESSLER: Next item is the letter 18 dated August 10, 2026 from David Steinmetz and 19 Brian Sinsabaugh of Zarin and Steinmetz, 20 requesting the third one-year time extension of 21 conditional site development plan approval for 22 Bilal Ahmed for the proposed hotel located at 23 2054 East Main Street. Good evening. 24 MR. BRIAN SINSABAUGH: Good evening, Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 7 Page 7 1 September 1, 2026 2 Chairman, members of the board. My name is Brian 3 Sinsabaugh with Zarin and Steinmetz. Yes, we’re 4 making another request for an extension of the 5 site plan approval that we had received. Most 6 recently, we’ve been working with engineering 7 with regard to a scope, defining the scope of 8 inspection of the sewer mains, as well as doing a 9 couple of monitoring reports as well with regard 10 to the extension, because we had to create a 11 sewer district that was created previously. I 12 think it’s Bear Mountain Sewer District. And 13 we’re just doing some of those reporting, trying 14 to define scope on that. I think there are some 15 other outstanding items as well in terms of 16 conditions for the approval, including SWPPP. So 17 those items will be addressed. 18 MR. KESSLER: And all that’s taken three 19 years? 20 MR. SINSABAUGH: That is correct. 21 MR. KESSLER: So things are, from what 22 I’m hearing, are moving forward, and the 23 expectation is this thing is going to get done, 24 right? Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 8 Page 8 1 September 1, 2026 2 MR. SINSABAUGH: It is. I confirmed it 3 with the client today as well in terms of making 4 this a priority to move forward. 5 MR. KESSLER: Okay. Any questions from 6 staff of the board? 7 MR. BIANCHI: Do you have an estimate of 8 time left, required to complete everything that’s 9 needed? 10 MR. SINSABAUGH: I think it’s supposed 11 to be -- 12 MR. BIANCHI: Will you be back in 13 another year or? 14 MR. SINSABAUGH: Hopefully not. We’ll 15 make a point to try to address each of those 16 items to move forward, so. 17 MR. BIANCHI: It’s a greatly anticipated 18 project for the town. 19 MR. SINSABAUGH: I understand. 20 MR. KESSLER: So any other questions? If 21 not, Karen. 22 MS. TIMKO: I’d like to make a motion to 23 adopt resolution 2026-20, allowing a third one- 24 year time extension of conditional site Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 9 Page 9 1 September 1, 2026 2 development plan approval for the Cortlandt Manor 3 Hotel. 4 MR. KESSLER: Thank you. Second, please. 5 MS. HILDINGER: Second. 6 MR. KESSLER: On the question? 7 MR. SINSABAUGH: Thank you. 8 MR. KESSLER: All in favor? 9 MULTIPLE: Aye. 10 MR. KESSLER: Opposed? Okay. All right, 11 moving on to old business, first item it’s the 12 application of VS Construction Corporation for 13 preliminary plat approval, steep slope, wetland, 14 and tree removal permits to permit the 15 construction of 96 townhomes, including 10 16 percent affordable units with associated site 17 improvements on an approximately 17.6 acre 18 portion of Evergreen Manor project site. The 19 subdivision proposes a 99-lot subdivision of the 20 approximately 21-acre parcel two of the Evergreen 21 Manor subdivision to create 96 individual 22 townhome plots, a common homeowners association 23 lot, a commercial lot, parcel three, and an open 24 space non-building lot containing the existing Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 10 Page 10 1 September 1, 2026 2 wetland adjacent to Crompond Road. The project is 3 located within the Medical Oriented District on 4 property located at 2003 Crompond Road. Drawings 5 last revised August 19, 2026. Good evening. 6 MR. MATT STEINBERG: Good evening, Mr. 7 Chairman, members of the board. My name is Matt 8 Steinberg with DTS Provident. We appeared before 9 this board back in June, gave a brief 10 introduction to the project, which involves VS 11 Construction and their contract vendee, Lennar 12 Homes. Since that time, we received comments from 13 the planning staff. The most recent submission 14 works to address a number of those comments. As 15 you talked about during the work session, we are 16 still continuing to work on some of the other 17 comments. 18 Just a couple of key updates on the plan 19 set that you just received. In the proposed 20 subdivision layout that’s contained, we adjusted 21 the layout so that each unit is on its own small 22 lot, which is required to be the simple 23 homeownership, rather than the footprint being 24 contiguous with the footprint of the unit. We’ve Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 11 Page 11 1 September 1, 2026 2 continued to advance the landscape plan. The 3 plans now include a typical unit plan showing the 4 entry and the foundation planting. We made some 5 adjustments to the lighting plan requested by 6 staff. And then the revised plans include a 7 number of additional engineering advancements and 8 utilities so that engineering staff can continue 9 their review and ultimately issue their comment 10 letter. And I believe also fire department review 11 is also pending. Those are really, that’s really 12 the key updates for the plan. I can certainly 13 answer any other questions that the board might 14 have. 15 MR. KESSLER: I had one question. As I 16 was reading through some of your responses with, 17 and maybe you can’t answer this and somebody else 18 can, but I was surprised when we talked about, 19 let me just find it here, the homeowners 20 association. It seemed unusual to me that both 21 the assisted living, the townhomes, and the 22 commercial property were considered to be part of 23 the HOA. 24 MR. STEINBERG: Yes. I think it -- I Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 12 Page 12 1 September 1, 2026 2 wrote a letter. I called it an HOA, but it’s just 3 like a master, essentially a master association 4 that all of the parcels would probably be part of 5 that would maintain some of the shared 6 infrastructure. So they wouldn’t be part -- so 7 there’d be an HOA -- 8 MR. KESSLER: Right. 9 MR. STEINBERG: -- on the townhomes. 10 MR. KESSLER: Right. 11 MR. STEINBERG: They would have their 12 own HOA. At this point, we’re showing that open 13 space parcel along Crompond would be an open 14 space parcel, so somebody would have to maintain 15 that, the idea being the three parcels would 16 share in some sharing of that. What it’s legally 17 called, I think that has to be discussed. 18 MR. KESSLER: Okay. It just seems 19 unusual to have a commercial -- that the 20 commercial property was included in that. 21 MR. STEINBERG: Yeah. So I guess it 22 wouldn’t be a homeowner’s association. It’d be 23 just a sort of a master -- 24 MR. KESSLER: Okay. Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 13 Page 13 1 September 1, 2026 2 MR. STEINBERG: -- association. 3 MR. KESSLER: Okay. Any other comments, 4 questions? I know that you’re still going back 5 and forth with the engineering department on a 6 lot of this, and we did discuss this at the work 7 session, that we’d possibly schedule a site visit 8 for the property. But before we do that, again, 9 any comments, staff, board, on this? 10 MR. KOBASA: The pathway that goes 11 around, the walking trail, whatever that is, what 12 material is that? 13 MR. STEINBERG: So the intent is not to 14 make it a paved surface of any sort. 15 MR. KOBASA: Okay. 16 MR. STEINBERG: It would be either a 17 mulched surface in places where it needs some 18 stabilization. I believe in our earlier permits 19 to Army Corps, there were some points where it 20 might be some boardwalk. But otherwise, the point 21 is just to have it be as natural as possible -- 22 MR. KOBASA: Okay. 23 MR. STEINBERG: -- around that area. 24 MR. KOBASA: The retirement community Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 14 Page 14 1 September 1, 2026 2 that’s down below the sidewalk, you’re just going 3 to have to make them aware? My guess is people 4 may want to come out, and when they hear there’s 5 a trail that they can walk around up there, use 6 it. If it’s not ADA accessible, you’re going to 7 have to find a way to make sure the people coming 8 from that home to use that trail are aware of 9 that. That’s all. But I don’t think you can make 10 it accessible because you’re going through a 11 bunch of wetlands, so just a way to sign that in 12 case people hear about it and want to go and walk 13 it. 14 MR. STEINBERG: Sure. Yep. 15 MR. KOBASA: The last question I have 16 is, how are you able to do that in the 100-foot 17 non-disturbance buffer? 18 MR. STEINBERG: So the trail is, it’s 19 shifted over from where it was previously shown. 20 But we had previously shown a trail in that area. 21 MR. KOBASA: Okay. 22 MR. STEINBERG: The plans that were 23 ultimately approved, that -- 24 MR. KOBASA: During the master plan, Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 15 Page 15 1 September 1, 2026 2 you’re saying it was in that buffer? All right, 3 that’s fine. 4 MR. STEINBERG: So we continued to 5 discuss it. We’ve actually moved it a little bit 6 further out of the actual wetland crossing. 7 MR. KOBASA: Yeah. 8 MR. STEINBERG: But we can continue to 9 refine that. I mean, it’s -- 10 MR. KOBASA: I was just asking if it was 11 in the master plan. That’s a different story, so. 12 MR. STEINBERG: There was a trail that 13 did cross into that. 14 MR. KOBASA: Okay. 15 MR. KESSLER: And I know I ask this 16 every meeting. So we have a two-lot subdivision. 17 Is that where it’s going to stay at? Is there 18 going to be further subdivisions here? Because I 19 know one of the comments from staff was about 20 clearly identifying the distinct areas. So where 21 are we on this? 22 MR. STEINBERG: Right. So right now, 23 we’re processing that two-lot subdivision that 24 was conditionally approved by the board. That Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 16 Page 16 1 September 1, 2026 2 would establish the assisted living parcel, the 3 roadway -- 4 MR. KESSLER: And everything else? 5 MR. STEINBERG: -- and then the balance. 6 MR. KESSLER: Okay. And then is that how 7 you -- 8 MR. STEINBERG: Right. And then this 9 project is proposing to split up that balance 10 into, to have that retail parcel, so which is 11 that parcel three that we’ve already reviewed 12 separately. 13 MR. KESSLER: Okay. 14 MR. STEINBERG: And then further 15 subdivide for the townhomes, because each 16 townhome would be essentially on its own lot. 17 MR. KESSLER: Okay, so when does that 18 happen? 19 MR. STEINBERG: So we’re -- 20 MR. KESSLER: It’s a chicken -- 21 MR. STEINBERG: Yeah. 22 MR. KESSLER: -- to me, it’s like a 23 chicken and egg thing, I don’t know what needs to 24 come first. Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 17 Page 17 1 September 1, 2026 2 MR. STEINBERG: Right. So the 3 subdivision that we’re processing now with the 4 health department, that is, we’re working on that 5 one so that the assisted living and this parcel 6 can be done. We will have to provide a plat to 7 show this work. We’ve done a preliminary 8 subdivision plan in the set so that you can see 9 essentially what the layout that we’re proposing. 10 But we do have to have the full plat prepared. 11 MR. KESSLER: With distinct, separate 12 subdivisions for the townhomes? 13 MR. STEINBERG: For the townhomes. 14 MR. KESSLER: The commercial? 15 MR. STEINBERG: Yes. 16 MR. KESSLER: And the -- 17 MR. STEINBERG: There’d be this open 18 space parcel in the front. 19 MR. KESSLER: Open space. 20 MR. STEINBERG: Yeah. 21 MR. KESSLER: Got it. Okay. Any other 22 questions? 23 MR. BIANCHI: Are those subdivisions 24 shown on the drawings? What you just described, Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 18 Page 18 1 September 1, 2026 2 are they shown? 3 MR. STEINBERG: So there is a sheet. 4 MR. BIANCHI: Where is that? 5 MR. STEINBERG: It’s sheet 0.2, so it 6 should be the second one in from the cover. 7 There’s a master plan, and then the preliminary - 8 - 9 MR. BIANCHI: 0.2. 10 MR. STEINBERG: -- subdivision plan. 11 MR. BIANCHI: Oh, I see it, yeah, yeah. 12 MR. STEINBERG: Right. So the 13 subdivision plan, the plat that the surveyor 14 that’s preparing, will be based on where those 15 units kind of land. So, while we’re in the 16 process, we’re catching them up at the same time 17 so that they can, you know, it’s a lot of little 18 lots. 19 MR. KESSLER: When this was approved by 20 the town board, is this basically consistent with 21 what they reviewed in terms of the subdivision? 22 MR. STEINBERG: Yes, right. There was 23 always an assisted living lot, a townhome or 24 residential lot -- Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 19 Page 19 1 September 1, 2026 2 MR. KESSLER: Right. 3 MR. STEINBERG: -- a commercial lot. 4 MR. KESSLER: Right, with a maximum of 5 96? 6 MR. STEINBERG: At that time, it was 99, 7 so it’s up to 99 units in the master plan. Now 8 we’re down to 96. 9 MR. KESSLER: I got it. Okay. 10 MR. BIANCHI: This shows us the numbers 11 of units, but not the boundaries, if that’s even 12 possible to draw, the subdivision boundaries, 13 right? 14 MR. STEINBERG: The, so each lot, those 15 little squares -- 16 MR. BIANCHI: Yeah. 17 MR. STEINBERG: -- that would 18 essentially be the lot for that particular unit. 19 MR. BIANCHI: So that’s one subdivision? 20 MR. STEINBERG: Each one of those would 21 be a lot, correct, on that subdivision. 22 MR. BIANCHI: So you have the total is 23 what, 96 lots? 24 MR. STEINBERG: Right, 96 lots within Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 20 Page 20 1 September 1, 2026 2 that parcel. 3 MR. KESSLER: Everybody owns their own 4 lot. 5 MR. STEINBERG: Yes, and that’s what’s 6 required under the code. 7 MR. MCKINLEY: Fee simple. 8 MS. LAVARNWAY: And Matt, just correct 9 me if I’m wrong, the new lots shown on this do 10 include some yard in the front and back? 11 MR. STEINBERG: Yes. Right. So 12 previously, they were kind of contiguous with the 13 unit boundary. There was a question from 14 planning. We spoke with Lennar as well. The 15 desire was to make that so that essentially it 16 goes to the end of the driveway, and then behind 17 the patio or deck, depending on. So it 18 essentially gives each homeowner kind of their 19 own yard as part of their ownership. 20 MR. BIANCHI: And when you talk about 21 the HOA, those 96 lots belong to the HOA? 22 MR. STEINBERG: They would belong to an 23 HOA for the townhomes, correct. 24 MR. BIANCHI: And the rest of it, that’s Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 21 Page 21 1 September 1, 2026 2 common areas would be another organization I 3 guess, to -- 4 MR. STEINBERG: So -- 5 MR. BIANCHI: -- maintain? 6 MR. STEINBERG: -- yeah. So each 7 homeowner would own their lot for their unit. 8 MR. BIANCHI: Correct. 9 MR. STEINBERG: And then they would be 10 part of an HOA that would control the balance of 11 the townhome lot. So essentially, the roadways, 12 the driveways, storm water, infrastructure, those 13 things would be owned. 14 MR. KESSLER: Garbage pickup, right? 15 MR. STEINBERG: Yes, most likely in this 16 type of units -- 17 MR. KESSLER: I thought you said it was 18 going to be private? 19 MR. STEINBERG: -- I think the HOA 20 usually -- it would be private pickup, and then 21 usually an HOA would kind of control that 22 contract. 23 MR. KESSLER: Okay. 24 MR. LAPINE: Do the lot lines extend Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 22 Page 22 1 September 1, 2026 2 onto the retaining walls that are in the back of 3 some of these units? 4 MR. STEINBERG: No, we tried to stop 5 them short of the retaining walls, so that that 6 would be something that the HOA would maintain, 7 especially since they kind of obviously extend 8 beyond. 9 MR. LAPINE: Okay. 10 MR. KESSLER: Okay. Anything else? 11 MR. LAPINE: I had one other question. 12 To kind of piggyback on what Kevin was referring 13 to with regards to the trails, so are you going 14 to be grading these trails in because of the 15 steepness of the slopes around the wetland within 16 this 100-foot non-disturbance limit? 17 MR. STEINBERG: The idea is that we 18 would not try to regrade them. 19 MR. LAPINE: Okay. 20 MR. STEINBERG: We would just kind of 21 follow the natural grade since they wouldn’t be 22 accessible. 23 MR. LAPINE: Some of these grades look a 24 little steep in some of these areas, and you may Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 23 Page 23 1 September 1, 2026 2 want to revisit the alignment of that -- 3 MR. STEINBERG: Sure. Yeah, we can do 4 that. 5 MR. LAPINE: -- non-disturbance area. 6 MR. KESSLER: So if we set a site visit, 7 what are we going to see? 8 MR. STEINBERG: Yeah. So I can discuss 9 it with staff, as far as trying to set up some 10 points where it would make sense for the board to 11 walk. It’s obviously a large site. I’m not sure 12 if the desire is to be able to walk the entire 13 site or if we’ll try to pick some key points that 14 the board can get to, just so that you can orient 15 yourself to kind of either, you know, as you can 16 see there’s previously the subdivision road was 17 marked out. I think you saw that when you were 18 there for the assisted living site visit. So from 19 that point, we can try to kind of branch out the 20 two sides so that you can have a lay of the land. 21 MR. KESSLER: How far does the current 22 road go? Just to the end of the assisted living 23 property? 24 MR. STEINBERG: I think that’s the most Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 24 Page 24 1 September 1, 2026 2 that was marked out. A little bit beyond that, I 3 believe, it was marked out with some flags. So we 4 can try to go a little bit further down that 5 roadway so that you can see both sides. 6 MR. KESSLER: Okay. And maybe if you 7 could stake out a couple of these sections of 8 homes, maybe the ones to the right of the road, 9 to the left of the road. Will we be able to go 10 down to the wetlands? 11 MR. STEINBERG: I believe so. We’ll 12 check that out. We can -- 13 MR. KESSLER: Without a machete? 14 MR. STEINBERG: Well, the wetland in the 15 Crompond Road, you can definitely see down into 16 that one. That one is visible. I think we saw it 17 when we were at the retail parcel. The one in the 18 south end, we’ll take another look and see how 19 close we can get. 20 MR. LAPINE: Mr. Chairman, it may be 21 beneficial to the board if they delineate the 22 centerline of the road, so that when you’re 23 walking out there, you can get an idea of where 24 particular buildings are. Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 25 Page 25 1 September 1, 2026 2 MR. KESSLER: Right. Okay. Anything else 3 anybody wants to focus in on, on the visit? 4 MS. LAVARNWAY: Can I just ask, Chris, 5 are you talking about just the initial lollipop 6 or the roads internal to the -- 7 MR. LAPINE: I’m talking about the roads 8 internal to the site. 9 MS. LAVARNWAY: Okay. 10 MR. LAPINE: So that if you’re on Road 11 D, you can see where building 12 is. 12 MR. KESSLER: And maybe the center of 13 the cul-de-sac? 14 MR. LAPINE: The center of the cul-de- 15 sac as well, but, you know, if you give a 16 centerline of the roads that are traversing off 17 the lollipop, I think it’ll help you in terms of 18 -- 19 MR. KESSLER: Okay. 20 MR. LAPINE: -- understanding where you 21 are on the site in the particular buildings and 22 giving you an idea of the topography challenges 23 that are before them. 24 MR. KESSLER: Okay. Anything else? If Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 26 Page 26 1 September 1, 2026 2 not, who we got here, Peter? 3 MR. MCKINLEY: Mr. Chairman, I’d like to 4 make a motion for PB 2026-11 Evergreen Townhomes 5 to set up a site inspection on September 24th at 6 5:00 p.m., and to refer back to staff for further 7 development and technical meetings. 8 MR. KESSLER: Thank you. Second, please. 9 MR. BIANCHI: Second. 10 MR. KESSLER: And on the question, all 11 in favor? 12 MULTIPLE: Aye. 13 MR. KESSLER: Opposed? Okay. 14 MR. STEINBERG: Thank you. 15 MR. KESSLER: See you then. All right, 16 final item this evening, it’s the application of 17 Cronin Engineering on behalf of Cortlandt Self 18 Storage, Mark Giordano, for an amended site 19 development plan to construct one additional 20 8,000 square foot storage building and an outdoor 21 contractor’s yard, drawings last revised August 22 19, 2026. 23 MR. SENSABAUGH: Hi, good evening, 24 Chairman, members of the board. Brian Sensabaugh Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 27 Page 27 1 September 1, 2026 2 with Zarin and Steinmetz. Here with me is Jim 3 Annicchiarico of Cronin Engineering. We made a 4 submission on August 19th with amended site plan 5 drawings. Jim can walk you through the changes 6 shortly. We also provide site photos. We did also 7 receive the August 28th planning department memo, 8 and we’ve begun reviewing and preparing 9 responses. We will submit those responses for the 10 October 6th meeting. We’ve already asked our 11 wetland engineer, Steve Marino of Tim Miller 12 Associates, to flag the wetlands. So we just 13 asked, and I believe there’s been discussion with 14 the town, but we asked the town wetland 15 consultant to verify that flagging. And then -- 16 MS. LAVARNWAY: Brian, can I just 17 interrupt you? I was under the impression that 18 our consultant would just flag. Has that changed? 19 MR. SINSABAUGH: I think, based on my 20 discussions this morning, I wish the applicant 21 were here, but that that we have Steve Marino, I 22 think he directed Steve Marino to flag. 23 MS. LAVARNWAY: Okay. Well, let’s -- 24 MR. SINSABAUGH: I’ll make sure that we Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 28 Page 28 1 September 1, 2026 2 -- 3 MS. LAVARNWAY: Let’s confirm offline. 4 MR. SINSABAUGH: -- I’ll make sure that 5 they reach out to you -- 6 MS. LAVARNWAY: Okay. 7 MR. SINSABAUGH: -- on that. Or we can 8 do -- 9 MR. LAPINE: I think, the Yeshiva, I 10 think their applicant flagged, and I think then 11 our consultant reviewed their flagging jointly 12 with them. Is that how they did that? 13 MS. LAVARNWAY: Yeah, we can do it 14 either way. It’s just they end up kind of paying 15 twice if they have their own person go out. 16 MR. LAPINE: Okay. 17 MS. LAVARNWAY: Because then we send a 18 person out too, so. 19 MR. LAPINE: Okay. Yeah, I just remember 20 the Yeshiva, that’s how they did that. 21 MS. LAVARNWAY: Yeah. 22 MR. LAPINE: Okay. 23 MS. LAVARNWAY: We’ll connect offline 24 and just confirm which it is. Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 29 Page 29 1 September 1, 2026 2 MR. LAPINE: Okay. 3 MR. SINSABAUGH: We haven’t received 4 engineering comments yet, but I believe that we 5 should be receiving those, hopefully in time for 6 the next submission, and we’ll make those 7 responses by the submission deadline. We would 8 ask first for a site visit in September, possibly 9 the same day that you’re doing the other site 10 visit. 11 MR. KESSLER: Wait, before that. I’m not 12 clear on what changes you made in the latest 13 revision. 14 MR. SINSABAUGH: Oh, yeah. We can walk 15 you through those first. That’s fine. 16 MR. KESSLER: Please. 17 MR. ANNICCHIARICO: Hi, Jim 18 Annicchiarico with Cronin Engineering. So as 19 Brian mentioned, we made a full submission, site 20 photos of the existing buildings just so 21 everybody can get an idea of what they look like. 22 It’s probably been a long time since anybody’s 23 been there. We moved the building away from the 24 conservation easement line, mainly in the north Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 30 Page 30 1 September 1, 2026 2 corner. We pivoted it from the southern, 3 southwest corner, so we got about six and a half 4 feet away from the conservation easement line. We 5 provided building elevations. I think that was 6 requested by Tom. We did elevations of each side 7 of the building. On the north side of the 8 building, that would be accessible to the second 9 story of the building. We also provided a section 10 or an elevation of the south end to show that 11 there would be access to the first story of the 12 building from that end, since there’s a 10-foot 13 difference in both ends of the building. 14 We gave you elevation of the building 15 looking at it from the road in front to see how 16 the grade kind of dives down from right to left. 17 And we also gave you an elevation of the back, 18 which is really just much more flat, and you can 19 see both stories from the back. 20 The plans also indicated that we would 21 be relocating the drainage utilities that need to 22 be relocated because of the conflict that would 23 happen with the building, as well as the existing 24 sewer force service. We also delineated both Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 31 Page 31 1 September 1, 2026 2 contractor, outdoor contractor yards, and we 3 tried to give you an idea of what was going to be 4 stored in those areas, which would be excavators, 5 some backhoes, miscellaneous equipment, dump 6 trucks, and some overseas storage containers. So, 7 we gave you -- 8 MR. KESSLER: Sorry, so where are the 9 two contractor yards? I see one. 10 MR. ANNICCHIARICO: There’s one on the 11 north end, and then if somebody could pan to the 12 -- 13 MR. LAPINE: Previous page? 14 MR. ANNICCHIARICO: -- to the south, 15 it’s all the way to the south. 16 MR. LAPINE: It’s in the low -- 17 MR. ANNICCHIARICO: At the very southern 18 end of the -- 19 MR. LAPINE: If you look to the lower 20 left-hand corner of the drawing, scan down, they 21 have a blow-up of it. 22 MS. LAVARNWAY: Yeah, I just wanted to 23 show it in context. I’m trying to -- 24 MR. KESSLER: Which, is it the -- which, Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 32 Page 32 1 September 1, 2026 2 is it the dotted line on the left? 3 MR. ANNICCHIARICO: Yes. That, yep, 4 that’s it right there. It’s much smaller than the 5 one to the north. 6 MR. KESSLER: Right, the shaded one on 7 the right side I understand, and then it’s the 8 shaded, that one on the left, got it. 9 MR. ANNICCHIARICO: That’s correct, 10 right. 11 MR. KESSLER: So can you mark that out 12 for us when we do a site visit? 13 MR. ANNICCHIARICO: Yeah. It’s actually 14 -- 15 MR. KESSLER: In use? 16 MR. ANNICCHIARICO: There’s, it’s in 17 use, yes. It’s not hard to see or know what we’re 18 showing. 19 MR. KESSLER: Yeah, but is it in use in 20 the defined area as you now want it defined? 21 MR. SINSABAUGH: Yep. 22 MR. KESSLER: It is. 23 MR. SINSABAUGH: Yep. 24 MR. KESSLER: Okay. Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 33 Page 33 1 September 1, 2026 2 MR. ANNICCHIARICO: I think that’s about 3 it for the changes that we made. We gave you a 4 floor plan of the proposed building, all the 5 storage units, the hallways, the access points. 6 And we did add some impervious area, had to do 7 that mainly on the south end, so we could get 8 that flattened out and get access into the units, 9 the storage units from there. We added a little 10 bit of an impervious area on the north end of the 11 building. It’s a triangular shape, if you can see 12 it, which really just gives access to the, again, 13 to the doorway. There’s two doorways on each end, 14 as I mentioned. And that’s about it. 15 MR. KESSLER: Okay. And you’ll mark out 16 the footprint of the building as well? 17 MR. ANNICCHIARICO: We already have that 18 marked out. 19 MR. KESSLER: You do? 20 MR. ANNICCHIARICO: Yes. 21 MR. KESSLER: Great. Excellent. Okay. 22 Any other comments, questions? 23 MR. LAPINE: Jim, one question I had is 24 the doorways on the west side of the building, Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 34 Page 34 1 September 1, 2026 2 will there be a set of stairs there for that? 3 MR. ANNICCHIARICO: There would be. We 4 did not show that, but there has to be. 5 MR. LAPINE: There’s stairs in the back? 6 MR. ANNICCHIARICO: Because that’s, 7 that’s from the second story, yeah. On the back 8 of the building, you’re saying, west side. 9 MR. KOBASA: Is that for emergency 10 egress? 11 MR. ANNICCHIARICO: As far as I 12 understand, yes. I mean I didn’t understand why 13 we actually needed it, to tell you the truth, but 14 -- 15 MR. KOBASA: Yeah, because -- 16 MR. ANNICCHIARICO: -- it may just be 17 for the emergency access. 18 MR. KOBASA: -- I’m just wondering if 19 the access ways, you know, could we, in terms of 20 emergency egress instead of encroaching, we have 21 that setback now that you’ve created. Is there a 22 way that we can make the emergency egress either 23 on the north or south side of the building? 24 MR. ANNICCHIARICO: Yes, we can look at Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 35 Page 35 1 September 1, 2026 2 that, yeah. 3 MS. CATHERINE BROSNAN: Can you actually 4 show the points of access to the building on -- 5 MR. ANNICCHIARICO: On the site plan 6 itself? 7 MS. BROSNAN: -- on the plan, yes. 8 MR. ANNICCHIARICO: Yeah. I can do that. 9 Yeah. 10 MS. BROSNAN: And do you plan on fencing 11 in the contractor’s yard area? 12 MR. ANNICCHIARICO: We really would not 13 like to do that -- 14 MS. BROSNAN: Okay. 15 MR. ANNICCHIARICO: -- because of the 16 size of the equipment that has to go in and out 17 of there. So it’s not easy to get it in and out 18 if there’s going to be a fence there. You know, I 19 mean if we had a rolling gate, it would have to 20 be like 40 feet long in order to really be able 21 to access everything. 22 MS. BROSNAN: The contractor’s equipment 23 that would be on-site, would it be storage on- 24 site, or does the owner plan to maneuver it Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 36 Page 36 1 September 1, 2026 2 around? I think our concern would be if there’s 3 people going in and out of their storage units 4 and there’s -- 5 MR. ANNICCHIARICO: Right. 6 MS. BROSNAN: -- heavy equipment just 7 rolling around on the site. 8 MR. ANNICCHIARICO: No, it’s taken out 9 to a job and brought back, put in its place. 10 MS. BROSNAN: On a trailer? 11 MR. ANNICCHIARICO: Certain pieces of 12 equipment, yes. The dump trucks, obviously, they 13 don’t need to, they can just drive in. The 14 storage containers would obviously have to be 15 brought in on a trailer. 16 MS. BROSNAN: And what do you propose, 17 or what does the owner propose would be in those 18 storage containers? 19 MR. ANNICCHIARICO: I’d have to find 20 out. 21 MS. BROSNAN: Okay. 22 MR. ANNICCHIARICO: Just probably 23 miscellaneous tools for jobs. 24 MS. BROSNAN: Okay, it’s not like oils Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 37 Page 37 1 September 1, 2026 2 and whatever? 3 MR. ANNICCHIARICO: No, no. 4 MS. BROSNAN: Okay. 5 MR. ANNICCHIARICO: Nothing like that. 6 And I think it was brought up during the work 7 session, it was asked if there would be outdoor 8 materials storage, like sand and gravel and 9 things. There would not be any of that. 10 MR. LAPINE: So the containers are 11 basically what you see at a site work project 12 where contractors have containers for -- 13 MR. ANNICCHIARICO: Right, for their 14 tools. So the -- 15 MR. LAPINE: Their travel control 16 devices get stored in there, their tools get 17 stored in there and -- 18 MR. ANNICCHIARICO: Correct. 19 MR. LAPINE: Okay. 20 MS. BROSNAN: If you have two different 21 contractors’ yards on either end of the site, the 22 owner doesn’t plan on going back and forth 23 between the two yards? I’m just thinking about 24 pedestrians. Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 38 Page 38 1 September 1, 2026 2 MR. ANNICCHIARICO: No. 3 MS. BROSNAN: Okay. 4 MS. LAVARNWAY: That’s not been my 5 experience on the site, so that’s part of the 6 concern is that machines have been observed 7 moving back and forth between areas. An excavator 8 was observed -- 9 MR. ANNICCHIARICO: I haven’t obviously 10 observed that so. 11 MS. LAVARNWAY: -- digging things, so, 12 or moving material so there’s definitely movement 13 on there. And so if there isn’t interest in 14 fencing, we would ask that you think about some 15 other way to ensure that there can’t really be a 16 conflict between members of the public who are 17 there to access their self-storage units and 18 heavy equipment driven by people with hard hats 19 in the same area that the public is traversing. 20 I’m not sure how else you can solve that, but if 21 you could put some thought into that, that’d be 22 great. 23 MR. ANNICCHIARICO: Yeah, we’ll think 24 about that, and we’ll certainly talk to you guys Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 39 Page 39 1 September 1, 2026 2 about it at the site walk. 3 MR. KESSLER: Yeah. And Jim, why can’t 4 you fence three-quarters of it? 5 MR. ANNICCHIARICO: I guess that may be 6 a compromise, yeah. 7 MR. KESSLER: I understand, you might 8 need a big opening in the front -- 9 MR. ANNICCHIARICO: Right. 10 MR. KESSLER: -- but, you know, three- 11 quarters or 75 percent of it probably could be 12 fenced in, leaving enough opening for -- 13 MR. ANNICCHIARICO: Yeah. 14 MR. KESSLER: I mean you raise the issue 15 of how big some of this equipment’s going to be. 16 MR. ANNICCHIARICO: Yeah. Well we can 17 look at all that. 18 MR. LAPINE: Mr. Chairman -- 19 MR. ANNICCHIARICO: -- at the site walk 20 and talk about it. 21 MR. KESSLER: Okay. We’ll go through it 22 there. 23 MR. LAPINE: I agree with your 24 assessment. I think from looking at it, we should Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 40 Page 40 1 September 1, 2026 2 at least have a fence along property lines, so it 3 doesn’t encroach on neighboring properties. I 4 think where it’s running parallel to the 5 conservation easement that wasn’t filed, I think 6 we should have a fence along that as well so that 7 we don’t encroach upon that. 8 MR. KESSLER: Okay. 9 MS. LAVARNWAY: The heavy equipment and 10 machinery, where does the owner propose they will 11 be mechanically serviced? Would it be on the 12 site? 13 MR. ANNICCHIARICO: Yes. There’s an 14 actual mechanics bay in, I guess if you go to the 15 lower end of the site, I think it’s building 16 three, I can’t remember. 17 MS. LAVARNWAY: There weren’t labels on 18 all of the buildings, but it is -- 19 MR. ANNICCHIARICO: There are labels on 20 the buildings, yeah. They’re all numbered, yeah. 21 MS. LAVARNWAY: Well, it’s this one. 22 MR. ANNICCHIARICO: Yep. That is the 23 mechanics building. So that’s accessed from the 24 lower road, so anything would be done there. The Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 41 Page 41 1 September 1, 2026 2 building that was more recently built, the most 3 recently built -- 4 MR. LAPINE: Building, yeah. 5 MR. ANNICCHIARICO: -- the one on the 6 southeast corner. 7 MS. LAVARNWAY: This one? 8 MR. ANNICCHIARICO: That also, there’s 9 equipment storage in that. 10 MR. LAPINE: I think -- 11 MR. ANNICCHIARICO: I don’t believe they 12 do any mechanic work in there, though. 13 MR. LAPINE: I think building nine, and 14 building three weren’t labeled on the plans, is 15 what Heather was referencing. 16 MR. ANNICCHIARICO: Okay. I don’t know 17 how that happened. 18 MS. LAVARNWAY: It’s just blank. It’s -- 19 MR. ANNICCHIARICO: Okay, yeah. 20 MS. LAVARNWAY: -- something just got 21 turned off. It’s just blank boxes. So there won’t 22 be any work done out on the -- 23 MR. ANNICCHIARICO: No. 24 MS. LAVARNWAY: -- pavement? Okay. Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 42 Page 42 1 September 1, 2026 2 MR. ANNICCHIARICO: We can put that in 3 the resolution. 4 MS. LAVARNWAY: We’ll want to add that 5 as a note on the plans. 6 MR. KESSLER: Correct. 7 MS. BROSNAN: And then the contractor’s 8 storage areas are outside of the wetlands? Or I 9 know you guys are going to delineate them again. 10 MR. ANNICCHIARICO: Yes. 11 MS. BROSNAN: But they are outside? 12 MR. ANNICCHIARICO: Yes, but my view of 13 the last wetland markings for the 2007 approval, 14 you see the wetland line is way down in the 15 middle of the conservation easement. So, I can’t 16 imagine it’s crept up the steep slope or anything 17 like that. 18 MS. BROSNAN: Okay. 19 MR. ANNICCHIARICO: But we’re obviously 20 going to re-delineate it, and I would imagine it 21 hasn’t moved very far. We may need a wetland 22 permit, because we’re technically in the buffer 23 for the building, but I think that’s it. 24 MR. LAPINE: I think what you’re Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 43 Page 43 1 September 1, 2026 2 referring to is that there are two wetlands. 3 There was the DEC and the town wetland back in 4 2000 and, well, 1995 and then 2006. So I think 5 you’re saying you’re in the town buffer, not the 6 DEC buffer? 7 MR. ANNICCHIARICO: Correct. Correct. 8 MR. LAPINE: Okay. 9 MR. ANNICCHIARICO: Yeah. 10 MS. BROSNAN: But regardless, both will 11 be delineated? 12 MR. ANNICCHIARICO: Yes. So just to get 13 back to Heather’s comment about the -- so I think 14 Mark’s intention was just to have Steve Marino go 15 out there because he can get it done quickly. I 16 guess you still have to get the town to confirm 17 that. But we can, he has Steve Marino set to go 18 there this week, I believe, or early next week. 19 So we can talk about it offline, like you 20 mentioned, but I think it was just a thing where 21 we can get Steve out there right away to do it, 22 and -- 23 MS. LAVARNWAY: Yes. That is what he 24 indicated when I mentioned he might be paying for Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 44 Page 44 1 September 1, 2026 2 the work twice. I thought he was rethinking it. 3 MR. ANNICCHIARICO: Yeah, I don’t think 4 he minds. 5 MS. LAVARNWAY: He may have sent an 6 email to that, but it’s fine. I just need to know 7 what I’m asking someone to do. 8 MR. ANNICCHIARICO: Understood. 9 MR. KESSLER: All right. Any other 10 comments? If not, Tom? 11 MR. BIANCHI: Okay. I’ll cover a couple 12 of things in this motion, I guess. First of all, 13 I move that we declare ourselves lead agency. 14 MS. LAVARNWAY: No, you declare your 15 intent to be. 16 MR. BIANCHI: Intent to be lead agency. 17 MS. LAVARNWAY: Yeah. 18 MR. BIANCHI: Sorry. Secondly, I’d like 19 to set a site visit for October 24th at about 20 5:45, if that’s enough time to do the other site 21 visit first. So 5:45, and then I move that we 22 refer this back to staff for further comment. 23 MR. KESSLER: Okay. Second on the -- 24 MS. HILDINGER: September. Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 45 Page 45 1 September 1, 2026 2 MR. KOBASA: September 24, I believe. 3 MR. KESSLER: September 24, what’d he 4 say? 5 MR. KOBASA: He said October. 6 MR. BIANCHI: I said October, I’m sorry. 7 MR. KESSLER: Okay. September 24. Thank 8 you. So three motions. Can I have a second, 9 please? 10 MS. HILDINGER: Second. 11 MR. KESSLER: And on the question, all 12 in favor? 13 MULTIPLE: Aye. 14 MR. KESSLER: Opposed? See you then. 15 MR. SINSABAUGH: Yes. The one thing that 16 never got said, asked before you guys get to 17 this, we wanted to set a public hearing, if at 18 all possible, for October meeting. And if it 19 needs to be pushed out, pushed out, but our 20 client is obviously -- 21 MR. KESSLER: Anxious. 22 MR. SINSABAUGH: -- anxious to get this 23 moved along, and obviously taking -- 24 MR. KESSLER: I’ve got to go by staff Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 46 Page 46 1 September 1, 2026 2 here. I think we need to do the site visit. I 3 think there’s still a lot of issues that need to 4 get settled before we invite the public in. 5 MR. SINSABAUGH: Okay. 6 MR. KESSLER: So, I appreciate it, but I 7 think we’re going to have to wait one more month 8 on that. So we had the motion. We had a vote. 9 Yeah. Okay. Anything else? If not? 10 MR. KOBASA: The time is 7:01, meeting’s 11 adjourned. 12 MR. KESSLER: Thank you. 13 (The public board meeting concluded at 14 7:01 p.m.) 15 Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003 Page 47 Page 47 CERTIFICATE OF ACCURACY I, Gabriela Rodriguez, certify that the foregoing transcript of the Planning Board meeting of the Town of Cortlandt on September 1, 2026 was prepared using the required transcription equipment and is a true and accurate record of the proceedings. Certified By ________________________________________ Date: September 24, 2026 GENEVAWORLDWIDE, INC 228 Park Ave S - PMB 27669 New York, NY 10003 Geneva Worldwide, Inc. 228 Park Ave S - PMB 27669. New York, NY 10003