you you you you you you you you you you you you you Good evening and welcome to the March 25th meeting, planning board meeting for the city of Nurech. Just for those of you who may be new to our proceedings, there are two portions to our meeting. The first section of the meeting consists of items that are open for public comment. For those items, we will call the applicant to present the application. Members of the board will ask questions, and at which point we will open up the application to comment for members of the public. If you are here from the public and you would like to comment on an application, we ask, oh they've already filled out. Please hold on, sir. You can hang on to them, but we just ask that you fill out one of these white forms with your name and address. So that you can register your interest in speaking. You will have three minutes to make your comments. There's a big countdown clock here on the left of the podium. You're left to help you manage your time. We do ask that if you choose to make a public comment, just be mindful of comments that others have made before you. And if you have the same things to say, we heard the comments the first time no need to repeat if you have the same comments. Once public comment, when we get to that, you can raise your hand and I'll call you to the podium when you get to the podium, you'll state your name and address for the record and then then start your comment. Okay? And then once the public comment for an application is complete, we will ask the applicant to return to the podium, address the comments, at which point the planning board will take us action on that application. The second portion of our meeting is also open to the public, but it is not for public comment. That consists of referrals from the zoning board and from city council. You're welcome to stay for that portion of the meeting, but again, it's not open for public comment. Before we get started this evening, we do have a few items that have been adjourned. Item 2.1, application PB26-2023 by Guild Capital LLC. For site plan approval to construct a single family dwelling on premium point road, has been adjourned until... the . . . . . . . . . . . . . . . . . . . . construction of a new 28 story building at 26 Garden Street has been adjourned to the April meeting. And item 2.3, application PB 30-2024 by Robert Keeler for site plan approval for legalization of installation of an automated entry exit gate and alteration of parking spaces adjacent to the gate pay station. in existing non-conforming parking lot accessory to an existing professional office building at 175 Memorial Highway has been adjourned until further notice. So if you're here for those applications, they will not be heard tonight. So just want to make sure nobody sits through this meeting expecting to hear those items. And with that, I will ask Benito to please call roll. Sure, Chair Sarah Dodds Brown. Here. Jim Brown. Here. Isabel Kuehler-Marquez. Here. Doug Houston. Here. Walter Lippell. Here. Kate Mercado. Here. Mary Smith is out. Staff members with us today, Jeff Brem, Deputy Corporation Council. Paul Vaca, Commissioner of Buildings, Kevin Kane, Director of Planning and Sustainability, and myself, Benito Cejas, Senior Project Manager. So before we get started for those of you who may be regulars, you may see a new face up here We'd like to just officially welcome Doug Houston to the planning board. This is his first meeting He's a very active neurashell citizen and resident and delighted to have you on board. Welcome. Okay, we are going to move to our first item then 2.4 application PB 32-2024 by Crossroad Center LLC to demolish four buildings and construct a new 28 story mixed use residential and commercial building at 570 Main Street. Block 413, lot 13, eight in a DB-DO2 Zoned District. Good evening, Madam Chair, members of the board. My name is Mark Weingarten. I'm a partner in the law firm of Delbello, Denellen Wengarten, Wise and Wiedeker, and it's my pleasure to be here this evening representing Cross Road Center LLC in connection with its request for site plan approval to permit the construction of a 28 story mixed-use building containing 547 apartment homes and approximately 12,060 square feet of retail at its base together with 446 parking spaces at properties located at 570 Main Street and 102 in 106th or Avenue. I'm joined tonight by John Zimmer, our architects from Fogarty Finger. You'll hear from him in a moment as he'll take you through the plans as well as Laura McMahon from Langen Engineering, our civil engineers and my associate Annie Klein. The applicant is a related entity of all state ventures. A New York-based real estate developer well known to this city. They have built the 16 story arc at 64 Cent or Avenue, which is now open and occupied at a 93% level. The Altiere, a fully affordable 65-unit building, 60% least started renting last summer, located at eight Westchester Place, and they are in the process of building a 27-story residential building at 33 Westchester Place, anticipating a spring occupancy. state, in my opinion, is to be commended for its successful execution in which they converted a back alley into a beautiful downtown location. All state has also enjoyed much greater success in its retail spaces than some of its competitors. In fact, they have rejected service retailers and have held out for unique tenants offering attractive deals to lure them to the downtown and make Dureshell their home. Sushi by Voo, a truly special and unique restaurant space, will be opening next month. They just got their liquor license approved. They have also created a community art gallery in the eight Westchester Affordable Building. They have signed the deal which cannot yet be announced, but with a food operator of a national franchise with its first location in the state of New York, which will be at 64 center. And they are already negotiating a deal for specialty retailers with new concepts at the under construction 33 Westchester and the subject building as well. All state is willing to make attractive deals to improve the quality of life for its residents and their neighbors. They understand that these are important long-term investments. The subject property is 30,546 square feet. It's located in the DOZ2 downtown overlay zoning district and is currently very underutilized for this downtown. It contains a one in two story retail and restaurant buildings, which will be removed to make way for the proposed improvements. The project complies in all ways with the DOZ2 standard three, and as you will see in a moment, it is a fully amenitized luxury building. requesting a four-story community benefit bonus, which the applicant will pay for in the appropriate amount required by your code. Nureshell had the foresight more than 10 years ago to understand the need to create housing in its downtown, to both revitalize the area and to fill the growing need for places for people to live. Rest assured 10 years later, we are in a full-blown housing crisis, an affordable housing crisis, and Nureshel is the envy of its neighbors for the head start it has on these critical issues. Nureshel entered into a public-private partnership with RxR and together processed the GES back in 2015, which was the precursor to the creation of the Form Bay Zoning Code. A supplemental DGIS was processed in 2021 to update those studies. This application was filed on October 7th of last year. On November 8th, we received a letter from the Building Department with substantive comments. On November 21st, we responded to those comments and questions. This project required the reallocation of units from DOZ1 to DOZ2. On November 26th, 2025, my firm wrote a letter to Commissioner Salgado requesting the reallocation and outlying the necessary qualitative criteria for said reallocation. We included a trip generation study from Langing Engineering, which analyzed the traffic impact of the requested reallocation. Keep in mind that we are reducing the amount of retail on the site, which lowers traffic impacts at certain peak times from those commercial uses. And the additional traffic from the new residential units were also reviewed and added to the traffic study. On January 10, 2025, we wrote a letter to the building department responding to its questions and comments contained in its November 18 application review. On January 15 of this year, we submitted updated plans incorporating comments from the park board as well as city and professional staff. We also submitted the required shadow study and lighting plans. On February 10, 2025, we submitted a letter responding to the comments from BFJ, the city's professional review consultants, and that brings us to tonight. So at this point, I'm gonna ask if I can turn this over to our architect, John Zimmer, who will walk you through the plans. He will be followed by Laura McMahon, who will walk you through the truck turning radius study that you requested at the last meeting. And of course, we'll be available for questions and to respond to the public comment. Thank you. Hello. I'm John Zimmer. I'm a director at Fogarty Finger Architecture. We're based in Tribeca. We have been in practice for 20 years specializing primarily in ground up residential development of this nature. We are also the architects for 33 Westchester and worked with all state on that building and look forward to its opening soon. So we are familiar with New Rochelle and familiar with the process here. I'm not sure I'm familiar with how to make this slide show go, however. Here we go. So just a quick look at the site. You all are familiar with it. Certainly, it's about a half mile from the train station, prominent corner within New Rochelle, kind of the heart of the New Downtown area. And we'll do blow up plans here in a second, but this is just kind of to give a general sense of the site. Main Street is 2 way, center avenue is two way, and Leroy Place is one way. Main Street is one way, I apologize. Okay. For now, right? I don't live here, it's true. Okay, we're just going to let the applicant speak. Thank you for members of the public. I have corrected the record. Zoning map showing that we are in fact in the DOT, DOT district as Mark referenced. That comes with various zoning requirements in terms of height stories, street requirements, sidewalk width, step back requirements, and that kind of thing, all of which the building I'm going to show you here complies with. Mark reference this already, but it's a 28 story building. The base zoning is 24 plus the four story bonus for which the applicant is paying. And this is done with over three stories of below grade parking. So the basic stacking diagram is seller parking, which is self-park. The ground floor, which is a combination of retail and building entrances. And then three floors of parking above grade, above the retail. And that is valet parking and is wrapped on all public streets by residential units so that you don't see the parking garage. Then the amenity floor is a full floor of amenity with some mechanical but no residential units on there. And then you have residential units from 6 to 28. There is a salarium on top which will be a small residential lounge as permitted by the zoning. So the ground floor, we've spent a lot of time on it with both the planning planning board and with Paul Vaca to make sure that it's functioning the way it's intended to. It works with Main Street either one way or two way. But the corner retail is very important. There is a storefront requirement on Main Street. That's a 7800 square foot possible retail space. And then we break the retail into two pieces. There's another retail smaller one on the corner of Leroy and Center. The main parking access is off of Leroy. You see the garage and the top right hand garage entrance, the top right hand corner of your screen. Per, you know, many comments, the exterior finishes the building, turn into the garage entrance, and I'll show you some images of that. In a second, you meet this garage door. And this is the entrance for both the self-park and the valet operation. You can see dashed in here, queuing spaces for the valet operation. The valet takes your car in this gray area here and puts it on a car elevator and takes it up to the valet parking operation. Or if you're you're self parking, you go by the access control point here at the top of the ramp to the cellar and continue on down to the cellar. You can see there's a commercial loading space on the north side of the site. If you wanna use the pointer, you can just use the mouse to. The mouse, that. Okay, thank you. Thank you. That would be helpful, thanks. Yeah, so commercial looting area here. And this is the ramp down to the solar level. This is the queuing spaces for the valet and the car elevator stuff stairs. So the front door for the residential is in about the mid block and takes you to five residential elevators which go up and down through the building. So just working from the bottom up and obviously there's a complete set of plans with minor variations in different levels in the full submission. This is meant to be an overview presentation but this is a typical sellerar plan. You can see there is you know ramp circulation and a self-park around the perimeter, some mechanical space in here and the residential elevators come down here so you can get from the parking levels up to the residential floors. This is the typical podium level. You can see the residential wrapper that I was talking about. So when you look up from the street, instead of seeing fluorescent lighting and a garage operation, you see a life, you see units. And then inside here, not visible from the public right away, is the Evalue Parking Operation. Can I ask just on the side of the building that's opposite the center side, what's the relationship between that side of the building and the building next door? Is there an alleyway? Yes, this is an alleyway. You can see this 16 foot 11 dimension. So it's about 17 feet from the parking to the exit. the the residential wrapper doesn't extend on that side. That's right, that's a solid wall. So the parking won't be visible on that side either. That's correct. It's not louvers, it's a mechanically ventilated parking. So you won't see in here. This is the podium level. Again, we're on the fifth floor here. And fully ameneditized, as Mark referenced, the suite of amenities is meant to be very attractive to potential tenants. Large gym, lounge space, co-work meeting, large games rooms. You see these in many luxury properties. The pool is organized. We have a little extra height on the, this level. So the pool does not impact the residential units underneath it. And this is the typical Tower floor plan. We've done it with two offset bars. This helps to reduce the apparent mass of the building. We looked at many massing options for the project. This does a couple of things. It does help to reduce the visible mass of it because mostly what you're presented with is the slender elevation of these ends of the tower, as opposed to a big solid block that fills the entire site. And then also when you get off of the elevators, you turn either left or right off the elevators and your length of corridor is not overly long. So a lot of residents would rather not live in a building with a 300 foot long corridor, so this helps to keep it feeling a little more suitably scaled for residential. And as I mentioned, there's a salarium on the roof. This would be a resident lounge and mechanical will be up here as well. So we looked at the existing context a bit. We worked with the planning department on developing kind of the ground floor experience and the nature of the building. As I mentioned, center and main is a prominent corner. It requires special attention under zoning. And we looked for what we could learn from the area. You know, you have these beautiful terracotta details. These are historic buildings. I guess this one was a movie theater back in the day. And we love terracotta. It's a very ancient material and very beautiful. I actually have material samples if you're interested. So we thought we could use terrracotta. It's still used today. It's in this context is used historically, but it's basically a clay that is molded and you can make it do what you like. And it's used on some of the finest new buildings today as well. You can see this little peekaboo of the corner here. So we've picked up on that terracotta with this kind of ground floor pedestrian experience and created a series of portals. You know, another thing we try to avoid is endlessly long, just all glass storefronts, which can be fairly been all. So we create a series of framed moments along the retail to help break down the scale. And that's what you're looking at here. And this will all be in that ivory colored terracotta that you're looking at, which again has meant to reference the historic buildings on the same corner. And you're seeing this metal panel above above it which is our proposal for the tower. And this is actually a similar project of our own that uses that kind of champagne colored metal panel that's going along. This would be intended to be built as a unitized curtain wall. And so the it's it glass. The windows are not quite floor to ceiling, but close. Again, this is a qualitative issue for the apartments. Generously scaled windows, great views, lots of daylight. You see this offset pattern here with large and small. You see this in residential buildings a lot because on like office buildings, residential buildings don't tend to have a regular grid. Living rooms are bigger than bedrooms. And so you have a way of picking up that variation and giving kind of a playful dance to the facade. And this is that kind of long slender appearance of the building that I'm highlighting here with this view. We are permitted by zoning to overhang the sidewalk above the first story, I think 15 feet or something like that. That's's what these kind of bay windows do. So you have, again, instead of a dull box that just runs relentlessly down the street, you get some in and out. You see this in brownstone neighborhoods all over this kind of widened that entrance, made it distinctive from the retail entrances and added an extended canopy and a kind of framed portal at the entrance that floats within it, so to kind of distinguish it and let you know that it's something special. Let's set another view of the same. Obviously there are street tree requirements, street lighting requirements. These are all compliant in the package. So the view of the garage entrance was a particular concern. And I mentioned wrapping the material from the facade into that garage entrance, making sure that it's not just a dark hole back there, but that it is part of the facade and a considered part of the facade. From this angle, it looks like it meets the building next door, is that right? It does. And is is there for that garage entrance? Is there a car length or is there an ability for a car to turn fully in from the street from Leroy or? Yes. This is set back. We'll be going back to the plan. So this is the garage door back here. And this is where it turns in. So am I correct in that it meets the building next door for a portion of the lot length and then at some point it separates? Yes. You know we are mindful of the existing windows here. We're not blocking any windows and the first portion of this thing of this building. I'm sorry, members of the public please. Yeah, the first, I think it's 20 feet or 25 feet of this building have no windows. And that's the portion that touches at the edge here. So it's the first step. Yes. 25 feet and then what's the setback? I mean, I'll go back to the plan here real quick. So you see how this piece that is 21 foot five is the part that touches the building and then it steps back here to 17 feet away from that wall and runs along here like that. And then is there another step back at some point? When you get to the tower, it steps back again. So this is approximately 26 or 27 feet I think. And in terms of the height, the relative height between the table of this building and where it steps back to the tower, vis-a-vis the building next door, what's the height? What's the relationship? I have a diagram that shows the approximate relationship here. Let me just put that up. So this is that portion of the building that touches here. You can see these are the buildings. So we're stepping back before this first column of windows. This is the height of the building at the podium level. So these windows would be overlooking kind of our amenity floor. And then by the time we get to our first residential floor, we're in here at this, what I guess is a penthouse level for 25, right? And above that box that you've indicated what's happening above that box. That's where it's step back. It's steps back. Yeah, it's well back. For the amenity level. So this is the amenity. So you're here. And you would see this piece kind of, if you're looking out a window from the tower, you would see this piece sticking out underneath you at the amenity level. And to clarify that pull-in, at cars able to pull in in front of the garage, they'll be off of the sidewalk. That's correct. And we just have a second view with the doors open. You're seeing back. There's that pocket park on the other side off of Main Street. You're seeing a through this. This is a fence in the back of our property. This is the ramp headed down to the self-park level. This is the view with the doors open and the view with the doors closed. And is it an auto roll-up or do you have to like wave something in order to get the doors to open when you pull in? You know, we've discussed a fob, yeah, or a clicker. Obviously members of the public are using this door as well during certain hours. So it would have to, the doors would be open during hours when the public is coming in because they wouldn't have a fob. What's the allocation you're assuming you're talking about? Well, it depends on the retail. I think so come back to the street and walk around. That's right. That's right. So, I think that's the reason why we're going to come back to the street. I think that's the reason why we're going to come back to the street. I think that's the reason why we're going to come back to the street. I think that's the reason why we're going to come back to the street. tell spaces from within the garage. Only service access. So you have to come back to the street. You have to come back to the street and walk around. That's right. So you're dropping off your car with a valet and then coming back out and going around. It's all valet. No, there, well, there is both self-park and valet. But for the entire building, as we've discussed it, I think the self-park would be for Park and then they have to walk back out and sort of walk around seems unduly cumbersome if that's a true desire for use of the parking. I mean we're certainly happy to review anything. I think it's not a typical for people to park in a garage and then leave the garage and go to a retail store. I mean, it's... I'm just going to turn it over to Lauren for a quick minute to talk about the truck loading because this was a concern people raised. Sure. Good evening, Chair Dodds Brown and members of the planning board. My name is Lauren McMahon with Lincoln Engineering, Professional Engineer and part of the civil team for this project. So last time we were here before the board had asked us to look a little bit more into the truck turning movements. We did that, and so we used a, oh, I'm sorry, this is not the... I always said not for it. No. I wonder if there's a way we can... I out. So the plan on the screen shows a DL23 pulling into the loading dock. We actually had a revised plan with a even larger truck also pulling into the loading space. So we looked at an SU-30, which is 30-foot box truck typical for these type of facilities for the retail loading. Majority of the residential units, 78% or studios in one bedrooms, and 70% are two bedrooms. So those units would likely opt for you all-Haul. That's slightly smaller than in SU-30. There's only 4% of the residential units that are actually three bedrooms and move into the space would be coordinated with the tenant of the building. So the loading dock can support a box truck. That's the largest vehicle that it can support inside in the loading area. Correct. It will be an SU-30, 30-foot box truck, which is a typical design truck for a downtown area with retail such as this. And for garbage pickup and other things, is that also happening through this garage entrance? So I think do you know where the Refreses in relation to this? So the trash collection rooms in the seller level so building operations will take it up the car ramp and then it will be a private carting service would be contracted and they have said they would come three days a week, Tuesday, Thursday, Saturday and pick up the trash between 6 and 7 a.m. So the residential trash will get loaded directly into a commercial carting vehicle. And where on the site is that trash being staged and where is the truck pulling into or picking up that trash? I believe we've talked about it being in the same loading bay. So the building operations team that we've been working with gave us an entire schedule of how the doc and the queuing for the valet and move in move out for the residential. I mean, this clearly and you know it is a large and busy building and it requires professional management to have all these operations going on here and it's typical for building this size to have limited hours so you would have move out for the residential prohibited on weekends and this kind of thing. Everything has to be very closely scheduled. Correct. And then the only last thing that I wanted to bring up because this was also asked So, I'll pass me. So I wonder if is this the end of your presentation or did you have more things that you wanted to go over? Yes, I think we're just going to cover this. No, that concludes the presentation. We made one at the last meeting. This is a fill-in as to what's there. And obviously we can answer any questions or isn't public at your pleasure. Sure. So there was some discussion about it being a prominent corner. Maybe you can speak to that elevation. I know we talked about the terracotta and some of the other details, but how are you thinking about it from a prominent corner perspective? And then if you could also cover any comments or feedback you've received from the peer architectural review? Yes, our feedback from the peer architectural review was generally positive. They are the ones that did mention having the residential entrance be too subtle and that was why we responded with these views and this redesign of the building entrance area to make the building entrance more prominent. Regarding the prominent corner, there are things that the zoning permits at a prominent corner to help emphasize the corner and kind of I'll call it hold the corner. And there's your permitted to reduce the step back on these on both main and center to allow the building to better occupy that corner and instead of having it be void space you get the building on there. So we've taken advantage of that provision so the corner of the tower actually sits closer to the street than the basic step back rules would dictate And I think just having an open corner and corner retail here, very glassy, and really featuring the retail itself as part of the life of the street and making this corner happen. The terracotta, if I have a, I think I had a close up view earlier. Well, not very. You know, the terracotta is shaped. It's not just flat. Let me see if I can make this happen here. So you can see like the decorative tear cut and of course it's a modern building not a historic building but you can mold and shape the terracotta. So instead of making it just flat pieces, we have these ribs and flutes and shapes that help to kind of give it another layer of detail, a little bit of relief and light and shadow. And you can see these portals are separated from each other by this reveal here, shadow gap that helps to isolate this as a corner moment or a pavilion of its own, distinct from its neighbors. And the entrance to the retail is on main itself. It's not the other corner. It's on the entrance, actually, on me. I'm not I'm not sure I try. Let me see what we draw. Yeah, we have it on main. Yeah. Actually, we have two entrances. One on main and one on center. Could you just talk a little bit about the relationship of the ground floor facade line, maybe in context to what's there currently right now, and then the upper levels that to undulate how that relates to, again, perhaps the facade of the existing building with the overhang over the sidewalk. In terms of the specific heights, do you mean, or just in general? Perhaps the relationship to the property line or a horizontal dimension. Yeah, yeah, I got you. Actually this is a good drawing to do that on. So you see the property line indicated here. That's the dash dot line along here. And so this is set back. The property line isn't, I guess, I should say, the most relevant feature of where the building can sit at grade because of the minimum sidewalk with provisions. So there's, you know, minimum width of sidewalk and ways to organize the sidewalk in terms of planters and lighting and everything else that really dictates where the face of the storefront can be. But then if you see this dashed line here, that is the kind of undulatingays on the story above and those are permitted to overhang that sidewalk widening zone. Is your facade as proposed meeting the minimum sidewalk widths? It is. At that area. It is. Thank you. And I know in the introduction you also reference the shadow study and the traffic work that was done I think for the benefit of the public it would be helpful if you could just walk through that work. So we have I don't have the shadow study in this presentation. You know, it has few surprises. You know, it's a just short of a 300-foot building. And the shadow study shows you what that looks like relative to the adjacent properties. Yeah. Can you talk about the construction timeline and in terms there's a school right across the street, there's a school down the block on center Avenue, there's very heavy pedestrian usage by the students. It's a middle school, so a lot of them walk home alone. So can you talk about construction and working around, having delivery trucks on the street during the school, start and end of the day, and just talk a little bit about creating safe sidewalks during the construction time. When I know this issue came up previously, we did contact the construction manager for 33 Westchester and talk about strategies for how that could be done. You know, it's too soon to have a full construction logistics plan, right? But all I can say is we obviously have to maintain public safety. We will work with public works to come up with a plan that will obviously ensure public safety. Yet, and see conditions in the construction section about delivery of materials. but I'm wondering if we can add conditions about not delivering during, you know, 8 a.m. through 9 a.m. and then 2.30 to 3.34. Yep. We would certainly expect the typical conditions that are on these types of projects to be in the site plan approval. What John was just referencing is that these other things are typically building permit requirements to have those mitigation plans developed, which is add, you know, it's required to do so. It's required to do so with the approval of the appropriate city official and then we would do it at that point, but just we don't have it yet. I know that we're going to look for the shadow study. You're saying that apparently it's not loaded. That was the little delay here we were looking for, but we do have it. We did send it in, and I think it'll be here a little while, but we could also show it later. It would be too effective to you, but it was sent in, but it's not loaded on the machine. Thank you. And I just have another question about the trucks coming in and out for garbage and trash removal and moving in, moving out. Are they able to turn around inside the garage or are they going to pull in and then pull straight out and same with the loading for the retail spaces. So I'm assuming the entrances can accommodate those size trucks that are ice-ming that those would be bigger than the box truck. So we can follow up and submit a formal response with the garbage truck turning movement, but I would expect to come back and. And are there mirrors or anything on the sides of the entrance? Yes. Parabolic mirror on the side. For vehicles leaving. And the alleyway that's going to be between the buildings, who owns that property? Our client. Other questions, comments from members of the board? Okay. Is the bell, anything? Okay. Okay. So if the applicant is, um, spinach their application unless the shadow studies here. I'm just going to talk to you, Sherry. Can I have a little bit of a switch? Yes, the post office. Yes. Now, it's all the thing to respond. Big file. So the shadow study looks at the site and the impact of the building at three different times a year or four or two of which are the same. So we have the winter shadow study when the sun is at its lowest angle and casts the longest shadows. We have the Equinox study which is spring and fall when the sun is at kind of a mid-level position and then we have the summer shadow study when the sun is highest to the sky and the shadows are shortest. So this first series that you're looking at here is the winter shadow study and it is taken at three different times a day, 9 a.m., 12 p.m., and 4 p.m. And you can see as we know, Sun rises in the east and sets in the west. So in the mornings, the shadows are headed in a north-westernly direction, more approximately due north in the middle of the day, and in a north-easterly direction in the afternoons. Sorry, can you just move the view over a little bit so we can there you go? And the peach obviously is the subject property, correct? That's correct. Okay, and then you're going to show a different time of year? Mm-hmm. So, this is the Equinox study. You can see the shadows are getting a bit shorter. Same thing, nine, noon, and four in the afternoon. And I'll just leave it there for one second so you can have a look. And then the last one is the summer study. And again, nine noon and four PM. So, just for folks who may not be able to see, am I correct in that the shadow at the 9 a.m. period of time is primarily casting across Main Street in that direction. And then in the 12 p.m.'s also casting across main street, but maybe a little bit more toward north. That's correct. And then at 4 PM, it's casting almost due to north avenue. So it's now moved. And so it's longest in the winter solstice. It's I sorry, longest in the winter season. And then it's shorter. Okay. Okay. Thank you. Okay. Are there come to the podium. You will state your name and address for the record. And you will have three minutes in which to make your comments. Again, just to reiterate if somebody has made the same comment that you wish to make. Please do not repeat it. Sir, down in front. Thank you. Are there members of the public who would like to speak on this application? I would ask you to raise your hand. I will call you one by one. made the same comment that you wish to make, please do not repeat it. Sir, down in front. Hello, Vince Malhotano. I've been in town about 45 years. Myself and many other residents fought on unsuccessfully the idiocy of one-based zoning. And I'd like to ask whether the developers, owners have made any political contributions. We do know that Mr. Capeldi gave $100,000 to the Democratic Party. And shortly thereafter the Westchester Democratic Party transferred $60,000 to your Deer or almost Herbert. So I'm just wondering if there's any money involved here. But in terms of this particular development, many people like me around town are getting a little bit set up with our town becoming Midtown Manhattan. It's a little bit too much, it's a little bit ridiculous. But on the specifics, I don't want to be rude to the gentleman, but a guy who doesn't know that Main Street is a one way street and then comes up here and says, oh, we did a traffic study. You know, so right off the top, Madam Chairperson, this ought to be rejected out of hand tonight and say, hey, I think you need to do another traffic study. But I take my kid down to Isaac and many times I go down to Lee Roy because traffic is miserable because of the capelli buildings blocking all the streets. So what I want to know is when he's got a garbage truck backing up, another truck's blocking that hole small little street So one way street right next to the parking lot, you're going to have a cop out there because nobody helps us in town with traffic, zero help. So Center Avenue, as you know, is a main street to Isaac. Main street, kids walk that way, parents drive down there. You got the buses at the Highland School right across the street. This is a disaster waiting to happen. So look, I don't mind a guy trying to make a few dollars. But right here in Newark show, we've been getting ripped off for years. And I'd just like to point out, because of all of this development on friends in a democratic party, how foisted on us, did you know that the state of New York, as of its last calculations, now considers Newark's show a wealthy community, and as a result, as a result of that, you're going to get a 4% tax hike in your property tax, 200 people are being laid off from your schools. They're changing the busing schedule and the maxing out class sizes because the superintendent and the business manager said, because of all the new property, you're now wealthy and you're never shown New York State and giving you as much money. We got 16 million raised last year from New York State. This year we got $377,000. Thanks to these buildings. They destroyed our community and turned us into mid-time Manhattan. Keep voting Democrat everybody. You'll enjoy it. Thank you very much for your comments. Is there anyone else who would like to make a public comment about this application? Yes, ma'am. Hi. I'm sorry I have a laryngitis, but it was very important for me to come. My name is, I have Lauren Gytis. I'm going to try and do the best that I can. I thought it was very important that I came tonight. My name is Mona Gora and I was the developer of the Davenport Lofts. We own 552, 554 and 560 Main Street. We did this project 20 years ago in conjunction with the city of Nurechelle and the mayor and Patrick Carroll. And we were very conscious about what was going on. And we currently have for 20 years our retail vacant. We have paid a million and a half dollars of taxes out of our pocket for that vacant retail. And we've had upwards of a half a million dollars of insurance because the properties of vacant and we can't get insurance, not to mention that we developed and were extremely successful with 554 Main Street. We built 72 live work loss and we kept it within the respect of the building and added only one floor. So we have a seven story building and now I see that there is and the reason why we can't fill the retail is because we could never find a retailer that we thought was suitable to upgrade Neuroshow. We were just not going to put a scrappy furniture store in there. So out of our pockets we've been paying so now and we've been improving our own building. I just checked today. Since we built this building, the developers have put in $3.5 million of our own money to sustain until we could find the right retail. There's no parking. We've come to the city with two or three development projects that we paid for architects. There was as been nothing that's been acceptable. So he's still remain vacant. Now I'm shocked to see this building. Our building goes back 200 feet. We have a 50 foot presence on Main Street. And the building goes back 200 feet. What they're proposing tonight, which I've not seen till tonight, they're coming right up to our building. It's almost to the entrance of the Leroy. I'm so proud of that building. I walk in there after 20 years, it's beautiful. And it was a very successful project with the exception of the retail, which has killed us. So now I'm asking why are they able to build 28 stories coming right up against my building. I own 560 Main Street. There was an ugly bank there that people used to wait online to get to. And I took it down because it was ugly. So now I have an empty lot that now I'm going to be boxed into with this new design. By the way, I think the new design looks really pretty and I'm really all for development. I think it's going to be amazing, but it's about 20 stories too high. I'd like to know if I was not able to develop all these years, my retail and his vacant because every time I've've come to the city They keep saying to me. I'm sorry. I used up my three minutes. I'll have somebody else from my finish your thought but every time I came to the city they kept saying well you have to give me parking so now I'd like to know Where is the parking coming from? We've not been able to get one retailer. We own re-control, they're talking about putting 7,000 or 8,000 square feet of retail. I have in 554 Main Street 13,800 square feet on the main level. I bought the building next door for 5,000 square feet with its own loading dock in the back. And we can't, we can't lease it. I've had everybody from Manhattan come in, every major broker. I finally had to cover up my windows with beautiful pictures. So I'm all for development. I'm a developer myself, but I think we have to respect the community and we have to respect the nature of What this community was built on. Thank you. Thank you very much for your comments If you if you fill out a card could you just leave it on the train front of the screen there if you fill out the card? Oh, yes, the white monitor right there. It's right on that little table there and kind of the monitor Just leave it. Yeah, okay. I'm giving it a bit. Okay. Yes story development at 570 Main Street. While this project does aim to stimulate economic growth and enhance our town's landscape, I think it's crucial to acknowledge the economic challenges which have been brought up prior to me. that undermined its viability, and I'm particularly going to talk about the retail space. So a lot of developers have probably stood up here before you and promised to be able to fill their retail space. However, as a community, we all need to look around to see that retail vacancies are a persistent issue in the downtown New Rochelle area. I walked around the block today before I came here and counted 17 vacant retail spots just on my walkaround. my walk around. In the five years that I've been living in the area, several new developments have introduced retail units. Yet many of those spaces remain unoccupied. Sorry, around the corner for me, the retail units at one Clinton place are sitting vacant since their construction. We're now looking at an additional 12,000 square flush of retail space at the 570 Main Street development. I believe that this is going to be yet another oversized underutilised storefront that will become a street level ice store rather than a benefit to the community. I know recognizing this issue the city has already allocated $2.25 million in funds through the tenant improvement program. However, that program seems to have yielded very few successes if any, as is evident by the numerous fake and storefronts, not just in the older buildings, but in the new constructions as well. One message are you sending if you approve a new retail construction while existing spaces remain empty. Instead of adding more supply to an already struggling market, you should focus on optimizing our current resources and ensuring that the existing businesses thrive. This project is not about new vacancies. It's about displacement. Poets Corner currently offering Palade's classes on Saturday, providing an accessible and beneficial resource that contributes to the health and the well-being of our community. Sami's bagels, alongstanding business, will also be forced relocate and possibly close. I don't know that. This is yet another example of how valuable community spaces and businesses are being pushed aside in favor of these developments. This development is not just introducing new space. It's actively eliminating existing occupied space and that really should be our priority right now. Thank you very much for your comments. Okay we're going to go to the gentleman in the back with the mask on. Sorry I just see the mask. Sorry the lady in the back with the mask. Hello I'm Sarah I've lived in downtown No, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no, no the mask, sorry, the lady in the back with the mask. Okay. Hello, I'm Sarah. I've lived in downtown New Rochelle 11 years. I, sorry, crap. I remember I just got so derailed because I realized we'd lose the bagel store and I don't want that bagel store gone. I love that bagel store. What I was gonna say is that corner does need to be used, perhaps by a modest affordable development, like the Atelier with a lovely terracotta facade, but a skyscraper has got to go back to the drawing board. If you look at the Google reviews for the arc, the problem people have with that building is the garage, and the way people drive in and out of it, both the residents and the Valley service this management uses. I've started avoiding that side of the block because nearly getting hit. I have talked to their management about it. They've added one stop sign. So the proposal would bring an expanded version of that problem to what is already. The worst pedestrian intersection on this side of town. It has been the whole 11 years. It's been the worst pedestrian intersection. You're going to add all that traffic., you're gonna, and you already heard them stammering, they have no plan for how to make that. Any less burdensome than we all understand what the problem that would be. I've also, in the last, in the last 13 months, I've spent a lot of time inside the arc in the Atelier, as I helped my dearest friend move here from New York City and in New Rochelle, because I love it here so much. There are nice things about the building. There are elements of the units that you could tell where designed, not about the building. There are elements of the units that you could tell were designed not with the people who would be living there in mind, but with how they would look on a proposal. Some of those elements, there's been some improvements to the atelios and the atelios made some improvements from the arc. Some improvements not been made. So these things maybe could be addressed in a new development by this developer, but it's hard to imagine that they could do that in a 500 unit building where you know they'd be building with quantity and mind over quality and mind. Also, I, like I said, I love it here. I want people to move here, who are like me. I go on, I've been on the Westchester Reddit page, and sometimes you see people saying, you know, I'm a young professional. We're a young couple. Where should I move? Should I move to white planes? Or should I move to New Rochelle? And you always see people saying, white planes, has shopping, white planes has nightlife, place has nonprofits, businesses, places to go. Nero Shelley's dead quiet and full of potholes. And I just, that makes me sad, because I love our library. I love our food. I love our location. I love our library. I love our food. I love our location. I love our history. I really want people here. If you want people here, yeah, we need housing, but we have housing supply. You know the one under construction isn't full, because it's still under construction. You know there are still units open. If you want people filling those units, you also need to give them stuff to do. And also, you want to give them places that you can afford, just a regular person on a regular job. The Italian. If you want people filling those units, you also need to give them stuff to do. And also, you want to give them places that you can afford just a regular person on a regular job. The Atelier is great for that. I love the neighbors. Thank you so much for giving us all the opportunity. Thank you, Nierishel. Thank you, organized. Is it Lee Roy? Thank you for your comments. OK, this gentleman here in the room, sweater. Okay, somebody else? Yes, ma'am in the it down. I hope. I hope. Can you hear it? Okay. Okay. Oh, sorry, sorry. Should I hold? Thank you. Thank you. Well, thank you for letting me speak tonight. I appreciate it. So my comments are... Can you please state your name and address for the record. Thank you. Marion Whitaker at 25 Leigh Roy Place. Applause. My comments are addressed to the planning board. We're asking you to consider the risks that the board and the city management and elect officials are taking if they allow this project to be approved after this meeting. With the date presented, sorry, with the date presented to you at this meeting, the data, excuse me, we expect public servants to do the right thing for the residents of New Rochelle. We want responsible development. We're not against development. We want responsible development that respects our residents, taxpayers and the environment, unequivocally. We recognize that this city has done some positive things in its quest to revitalize the city with its controversial change to have form-based zoning. But smart growth, which is what this is often called, this movement does not obviate the need for monitoring over development in the residential arena, and to start to pay attention to intentions of providing a community with green space, Dark, dog parks, paved streets, revitalized businesses, and not just kicking the can down the street for the last eight to ten years, over and over again in favor of development of endless large residential projects. You have forced a situation where you must approve every project no matter how flawed it is. As residents and voters, we will remember this. We look at the project and worry about this project, about the student safety for the Helen School. The who were walking down the center street from the Isaac Young School. The noise and the disruption for sensitive special education students educated the Helen School. And by the way, I'm licensed occupational therapist. So I work with students like this. And not only during construction, but it's after effects. We worry about the 39 school buses, and we're very worried about the effects of this project on our historic condo home, which no one mentions anywhere in these things. It's like they don't want should look at it as an historic place. We're really surprising the nonarchitect would do that. So it's physical structure and it's financial viability. But you as a board seem not to care, at least initially that's what it seems to me. As witnessed by the superficial review of the drawings and documents on the January 28th video, so I'm running out of time. We are not just a seven story building. We are an historic building built in 1914. And we deserve respect and care from the city because it's supposed to be taking care of its historic properties. And instead you're allowing a developer to come in and literally build right in front of us. And it is never mentioned and we've not seen any drawings at all presented with what our facade is going to look like, what you're doing to our building with that loading dock. So we are at this point, we worry that the developer has this maybe a spotty track record at their other buildings when we heard someone who would fall in and scaffolding at 33 Westchester Place. I executed a foil with almost no time to receive formal documents due to the review process, this of right as of right review process. So no, we don't have information tonight on the track record. It goes without saying that the Center Street corridor will be a mess, an absolute mess. And let's see what you do when the developers come again and descend one day in the near future on the prospect lot to build yet again because that's in, that that is gonna be coming. That will be coming. And so I will ask you, if you have the guts to not vote, yes, I'm this project tonight, it's all up to you. Thank you very much for your comments. I would ask to please try to limit your comments to the three minutes. Yes, sir. Hello. My name is Christopher Young. I live on 59 Beachwood and I was born and raised here in New Rochelle. I went away and came back. But hi. So I'm going to talk about something that no one has actually touched on. I'm going to point out I am not a professional engineer, but you know I'm I like to look things up and I'm going to speak about the wind vortex and I think it's very to bring up, because within recent weeks on center avenue and Huguenot Street, the traffic lights, I'm not sure if you have noticed, one yesterday was shifted away from oncoming traffic so no one could see what the light was. And another one is wrapped with yellow tape and tied up to keep it straight, because we had a severe storm, I guess guess and the wind knocked it over and I noticed that. Now, wind vortexes, they happen when the streets are compressed so when the air comes through whether there's a storm or not it gets compressed it has nowhere to go it begins to swirl around. This is very important because Newerichelle is very hellbent on claiming they want to make downtown a pedestrian friendly area. I am a pedestrian, and I have to walk all the way from Beachwood Avenue to the train station. So I walk directly up Huguenot Street. And the second that I get to the fork in the road where the Gulf gas station is, I'm smacking the face every day. My hat's flying off, the coat's all over the place, I have to turn around and walk backwards sometimes, it is unbelievably annoying. And that is caused by all of these towers that have been put into place, and I've noticed with this particular developer, they mentioned that they did their traffic study while thinking Main Street was a two-way. they also did this lovely shadow study that shows that they're going to make Main Street dark all the time and all their beautiful windows will get no sunlight any freaking way but they did not do a wind-ville tech study which is something that is typical when building skyscrapers I know in larger cities that this is done here in Newer Show we are not a larger city. Unfortunately, I'm sorry, it's just the truth. And our streets simply are not large enough like in New York City to support having so many skyscrapers so close to each other. And if we want to be pedestrian friendly, you have to look at these types of environmental factors and how they come into play with people who actually live and use your space, not the people you're trying to entice, to come here and pay and change our demographic on an economic level. I thought it was important to point out I mean economic level. But yeah, this Windvor text is absolutely terrible and just think of the ramifications that come from it, like traffic signs falling. Another thing I've noticed, the little beautiful trees and things that we put up to make everything pretty that cost thousands of dollars to do, of course, they are knocked over by all the wind, walked by the train station. You will count how many plots are missing trees because they fell over from this wind that was not here when I was a child when these large buildings were not here. So... Thank you very much for your comments. Appreciate it. Okay. All the way in the back next slide. Hi, good evening. I'm a little nervous. My name is Carolina Sanchez. I live in downtown I guess my in-laws, they are the owners of Sammy's bagels on the corner. I am not saying that there are opposed to development or change that will be positive for NERSHOW. But I guess what I want to come across is that they want smart development that will help businesses that are currently successful in NERSHAL that have been successful. They've been there for 25 years. And this would be the second location from one of their bagel shops that would be shut down, I guess, because of development. They were also on golden bagels on Earth Avenue, which was also taken down for development. What they want is to continue being in business, but they want smart development since where there is promises that can be made for them to reopen somewhere with affordable rent so that they can continue having affordable prices for the people in the community. They're not a big corporation, they're not a franchise, they're not, they're a Wamanpop business that have had multiple businesses here in our shell. and they would like to continue in business. They're not, again, they're not opposed to change, but what they want is smart development where they can be able to reopen, but if there's these locations that are available for rent, what they're extremely expensive, how are they gonna be able to reopen and have the same prices that they had for their community. So that's the only common I wanted to make. They're not opposed to development. Again, they just want this project and other projects could to consider current businesses that are successful, who have been successful for years. And that don't want to shut down. Thank you very much for your comments. Appreciate it. Yes sir. I'm sorry. You mean to record it? Oh sure. Yeah. Thank you for asking. fine. Just so you know, this video is also recorded and put on the city's website. Thank you. Thank you. Okay. Okay. Okay. My name is Robert Seballos and I live at 200th Center Avenue. We tired at Mount Vernon High School, and I suffer from anxiety and I'm proud of it. I was a board member for 200 Centervavenu for 12 years. We had 800,000 dollars, 200 Centervavenu. Today we're down to, don't quote me on this, 150. We got hit with an assessment. These developers are messing up the topography of Ornero Shell. We are survivors of Hurricane Irene and Hurricane Sandy survivors. Now we are going under because they're shifting the land again and again and again the piping and we are getting flooded. We got hit three times, three times, $75,000. These millionaires were fed up, were done. I am 200 centaur avenue has been paved and unpaid more than 10 times since the pandemic or tax money. I am and I don't need three minutes. I am the son of Basilio Ceballos and Margo Sejas from Spain. I was born in Canada. I came here at 1987 but Do you know who my parents were? You don't have a clue. The Rockefellers. My parents were a butler and a housekeeper. 460-beach-month. Clifford Butthway. Butthway. B-O-T-W-A-Y. He's 100 years old in Florida. Today, alive. And Jackie, you don't know what these given to you to the community. You don't have a clue. They were on 460 Beach, Mondribe, where I lived above the garage and stayed there for two years when my parents retired. My parents were the housekeeper in peckable reputation. Margot still alive. My father was Basilio Sebayos, Reston Pizdadi. I'm sorry. They were the butler and housekeeper and sofa and cook for the butthwaite group. And he's still alive. You can Google him. Clifford, B-O-T-W-A-Y. Alive and well. These were the millionaires, multi-millionaires who hired my parents for my mother to be a housekeeper like the remains of the day. That type for F.A.O. shorts, the owners for the Rockefellers in Tarotown. Those were my parents and Oscar winner Robin Lehman in Long Island. He's an Oscar winner of a documentary. My mother scrub toilets paid by millionaires to live here and send me to Concordia College and Fordham University and I am an English teacher not afraid of any of you. Thank you. Thank you for your comments, sir. Thank you. Benito is the mic working. I feel like two year old resident of New Rochelle. husband and my five-year-old son, and I live at 150-way Manabanu. My son is a kindergartener at Jefferson, and my husband and I lived in New York City in Brooklyn and Queens, not Manhattan, for over 20 years. And after the pandemic with a one- old, we did not know where to go. And by crazy good fortune, we discovered a pizza place, La Rosa, and that was our first introduction to New Rochelle. We fell in love with the city, we fell in love with the brick, we fell in love with the murals, and we loved the fact that there were elements of this city that made it unique and stand out from white plains, honestly. We thought that there was nowhere for us to go outside of the city. We thought we had to leave New York and sorry I'm a little nervous. We were so excited to find Newer Shale. So we are concerned now because we bought an old house and it's symbolic, it's relevant. We bought an old house, we intend to restore it over time. We want to give its character back. We want to pay respect to this 100 year old house. We're hoping that we picked a city that is going to do the same thing. And thank you. And we're concerned and we're here and we're representing several friends that we've made in the past two years that can't be here tonight because we're worried that this is the sterilization of a city with tremendous character. And two years ago I had a conversation with the owner of the curtain store who was thrilled to see a new family moving to New Rochelle and into a home instead of the buildings because he was explaining to me that there's no foot traffic from the buildings that it perpetuates a bedroom community. And what we've witnessed now over time with all of these developments is starting to raise several alarms for us. And we understand that there were 31 buildings that were approved to be built over a period of time. I don't know all the details. But what we're curious about is can there not be a moratorium on additional high rises since there's still 10 more to be built until the city can kind of do a temperature check for new families that are coming in like us who love the character of the old towns north of the city and want to contribute and grow our family in a community that is dedicated to this rather than seeing it transformed into an extension of Manhattan or white planes or any other city in America that doesn't feel like New York. So that is where we're coming from. And then for the buildings that are going up, can they not be green? Can they not be more environmentally conscious? Because that's another factor. Thank you. Thank you very much for your comments. From the middle, yes, ma'am. Yes, with the mask. Hello, my name is Charlene Claxton. I live at 126 Church Street around the corner from the Clinton apartments, Clinton Park. I just want to go over some statistics. Two Clinton Park has 200 units available. 37 studios, 91 one bedrooms, 71 two bedrooms, and one three bedroom. Clinton Park has 28 units available for studios, 10 one bedrooms, 14 two bedrooms. Since there's another building going up on Main Street and Church, they're accepting applications now. It's not finished but almost. It has 477 units. That's a total of 700 units unfilled. And then this unit is going to be another 400 plus 75, 77 on top of that. They can't fill these units. If you go online you will see that the people who live at one Clinton park are complaining. They're not happy. The building is dirty. They don't keep it up. I walked around the corner the other day up to a division. There's dog poop everywhere on the sidewalk. All these dogs come into our neighborhoods. They don't clean up after their dogs. There are no stray dogs in New Rochelle. None. They have owners. They don't clean up. The building also doesn't clean up in front of their buildings. I walked down Center Avenue a couple years ago when the new buildings had opened up. Dog poop everywhere. So you're bringing the wrong element to New Rochelle. These are renters who don't care about the area. They're not gonna stay here. They don't pay any taxes. I ran the city, I ran in the city tax website. 55 Clinton Avenue, 50 Clinton Avenue, those two buildings Clinton Park. They're not even listed. They don't pay any taxes. So the taxes, the is on us the school system in our area the schools over crowded I hear there's they're buzzing children to other schools in the other side of town The school taxes are going up 20 million dollars. That's what they want us to pay we can't afford it I I own a co-op everything goes up every year every year over and over and we can't afford it You I own a co-op. Everything goes up every year, every year, over and over, and we can't afford it. You're giving away our tax dollars to people who don't pay it back. That's unacceptable. I want all of you to do me a favor. I want you to take a walk or take a drive in the neighborhood. See the traffic? See the double parking? There's no parking anymore. They don't park in these buildings. You can put up as many parking spaces that valet parking is $200 a month. Add it on. They pay for trash. Add it on to their rent. They pay for utilities. Add it on to their rent. It's too expensive. So what did they do? They parked the car on church street, they parked the car on Trinity, they parked the car on Union, so people who live there can't park. It's too much. The wind tunnel is right. I can't walk down church street, pass the library, to get to the train station while being blown down back to street. You have to go down North Avenue to get through. Take a walk, take a drive before you vote on this. Vote no. Thank you for to give you a hand. How are you? My name is Sam Friedman. I also represent 25 Leroy. That's my mother over there. She developed the building about 20, 25 years ago. I remember how proud she was coming into New Rochelle every single day with a purpose to clean up the city, reduce crime, and build a building that suited Main Street, which is a historical property. I think the main message here is just because you should, I mean just because you can doesn't mean you should. I'd like to say that your building is gorgeous. It's a really beautiful building. But it's going to create a lot of issues on Main Street. Main Street is a very narrow street. It's one way. I'd like to understand what the plans are to alleviate that. We've run into several issues with parking on our retail. We came to City Hall about two years ago, we hired architects, engineers. We drew up plans to convert to see if we can convert our retail to residential, to enhance the community, not build up, just add more live worklofts. City Hall asked us to donate our building to take it down and create a breezeway So I'd like to know what what a city hall, you know asked for from from these developers and any new developers to the area to contribute to the community And namely in in way of parking I think that The new buildings in the area should be allocating parking spaces for public use and also be offering parking spaces to the neighboring residential buildings. That might help bring retail life onto Main Street because it will make it viable. Someone brought up a good point about our building being a historical building. I just want to know how that's going to be affected because the rendering showed on the rear on the Leroy Street side. The building is literally abutting up against 25 Leroy. Our retail space also has windows in that alleyway. Concerned about how that will affect our future viability for light coming in. And what does that do? We have our vacant lot at 560 main. I don't know what that does there. And then lastly, the sanitation, this first gentleman brought up a great point about sanitation on Leroy, but also just the volume of sanitation that's going to be introduced into the community. There should probably be a plan that should be expressed to the community about that. Ultimately, I am for development. I think that progress is important, but again, I think it needs to suit the community that it's coming into. Can more residential buildings be built? Absolutely. Do we need huge, huge towers? New York City is a half hour train right away. So. Thank you very much for your comments. Yes, sir, in the middle. I'm going to go to the next door to the curtain store. Members of the board have been a few years since I've been up here. I've been a, my name is Gregory Dempsey. I'm from a location that these people should know very well. I'm completely surrounded by you. I'm at 543 Main Street. Next door to the curtain store, down the block from the Jewish store. So one thing I was concerned about is, we're talking about activating the retail, and then how come we're losing stores, not gaining them? Two of them just closed. In the past year, I was shocked to lose both of them. I've been here since 2007 when the Trump building and the what was then the Avalon on the sound was still under construction Now look at all the buildings I'm surrounded by I'm good to see the scaffolding is finally coming down on your building behind my building and you got the arc open and a sushi store Sushi is finally coming. I thought that was never gonna open, not the number of sushi fans. But anyway, so that my concern is about the also, now we're gonna lose the Sammy's bagels and the poets loft, I mean, you know, the poets corner. Now, so we got two successful places while we're pushing them out and we still have empty lot in the middle of that block. And we have all these empty stores now, and I'm hoping that we can get them filled eventually. They keep talking about it, but nothing seems to happen. So looking forward, I just wanted to see how this all gets addressed with all of this construction. And now they've seen the signs for enough is enough. Nobody's mentioned it. But I'm saying I'm seeing those signs planted. I'm thinking about supporting them. Yes, enough is enough. So I'm surrounded by these buildings. And I'm just wondering now that I just heard about the possibility of taking down the building already 25-Lieurai. I'm like, what? Is that mean they're going to come from 543 Main Street next? I'm only a seven-story building. Maybe they'll put up a 28 story building on top of my store place, my seven story building. Now that the carpet store is vacant and the other stores are going vacant on my block too. I sure hope that does not happen. But that's because I've been here since 07. I've loved New Richelle Ever since I moved there out of my parents' house in Whitestone. I like being that close to Whitestone because my parents in their mid 80s. They've both been in the hospital over the past couple of years. So I hope I can stay here, but I'm afraid that maybe they'll come from my building next. Let's show hope. I like being that close to white snow because my parents are in their mid 80s. They've both been in the hospital over the past couple of years. So I hope I can stay here, but I'm afraid that maybe they'll come from my doating next. I sure hope not. Normally I've been supporting all these things. I've been when I used to come to these meetings, but I'm not sure about this one now. Because I'm going across the street from my doating and all the talk about division and center. I know those well because I've been here since 2007. And especially to a matter of voice X and glad that was brought up because I can't carry an umbrella anymore. I've given up since 2007. And especially, to talk about the voicex and glad that was brought up because I can't cover an umbrella anymore. I've given up carrying an umbrella and rainstorms. They have weathered the advertised weatherproof umbrellas. Those don't, very first storm. I used that umbrella. It broke. Nobody cares about any of those things, I guess. Oh well, 15 seconds left, those times. Thank you. Thank you very much for your comments, sir. Yes, ma'am? Good evening. Good evening. My name is Wendy Snyder. I moved to 64 center Avenue about five and a half months ago. I owned a home in Westchester or Northern Westchester and downsized my son went off to college. So with a change of life, thought New Rochelle made sense and I'm thrilled to be here. I am a proponent of development and renaissance and changing cities and modernizing them. But I also of course want it to be a lovely community for other generations of people who have lived here many years. But I'm here tonight to just say good words and proponent of the builders of the building, living in a private home and living in many apartments in the United States, but also in other countries. I can tell you that this is probably the most rock solid apartment building I've ever lived in. You don't hear noise from your neighbors, you don't smell things, and you don't want to hear and smell things from your neighbors, and you don't in this building. So they know what they're doing. The materials are solid. And so you look for that when you're looking for an apartment. And you look for quality materials, and you look for wonderful amenities and we have that. So bit of a temperature check on the people that live in that building, they're really happy. And it's a nice neighborhood. And I hope, I think all things can happen at the same time, and I wish New Rochelle great success, and it's endeavors. Thank you for having having. Thank you very much for your comments. Appreciate it. Yes, sir in the back with a glass this year. I like to have fun. Good evening, everybody. What a great honor it is to be here with these great people and you guys. History, homes and high rises. That's what I'm going to hit on. I'm sorry. Did you state your name? My name is Norman Warkow. Jimarin, I've lived here for 35 years. I dedicate this to my wife and in-laws who passed away, who bought the first house five houses in on my joy and my kids. And to every generation, ex and millennial, who can't dream of owning a home in New Rochelle, which is unacceptable. And that's what I do, I build homes and rehab homes. I'm in shorts and a t-shirt and helping fire victims or rehabbing a flood home. You know, this is in the city of Thomas Payne, Lou Garrag, Willie Mays, Norma Rockwell and Charles Fasino. Tom Hock to the first historian, Billy Tucker, who is here, what a great honor to have her here. We have amazing history. and I've been on Main Street for 35 years. And I see Norman Rockwell and I see Lou Garrick. And I see people walk up and down. Except I don't see you guys, I'm sorry. And one thing God put on my heart is, the school is $20 million in the whole. And I think all state building if they bought this building and For $20 million and if it fixed the school budget and all the school and city employees and school employees Fill the 17 empty retail spaces like they did in America you got to have You can't be from the top down on us. Those days are over. This is exemplified. In the city of Thomas Paine, it's not coming to a perfunctory form base as of right, fake, non-democratic, non-constitutional, form of zoning that has existed for 10 10 years downtown. I was invited to go to the 10 years ago to speak on biking. You'll see me riding a bike. There's no bike lanes, well 60 miles have been put in. We hear about the link, but that'll take 5 or 10 years. You don't see crosswalks downtown. This guy doesn't even know if it's Main Street is two ways or not. You guys don't know the nuances because you're not seeing the building. How many women 25ly right place? I'm sorry sir, please direct your comments to the board. I understand. But I love them. I understand. And they love you. And we all live together. 72 homeowners. Imagine if we went to elk or to forest avenue or residence park and gave two weeks notice with a public hearing that we were lucky to find out about that you're going to put 530 units on that street and you have to hustle. And because we didn't have legal notice from all state, we were fortunate to push it back a month. And they also didn't give us legal notice for the other two buildings, which we should have had. That's not what Thomas Paine and what you guys all represent or what we represent. I'm the guy that's going to live right next to the garage. I'm on the third floor. I'm gonna see this non-mechanical, mechanical garbage dump, non-dubbed, we don't know where the what time sanitation is. This, I see rats every day coming out of the other sites. We have created an unsafe situation. Imagine digging and I'm in construction and my construction guy in engineer said you're going to have many earthquakes every day in the most historic building in downtown, the most historic department store in Westchester, which is, was wears and blooming deal. And that enough is enough. And this has to stop. And I see none of you, I don't see any offices downtown. I beg you for 30 years. I love all of you. But you can't, this is going to be controversial forever. If you don't go into any neighborhood and have meetings with the people and form based zoning doesn't do that, and as of right doesn't do it. It was done by design, developers can move. We are not against development but we do not need one more building built in New Rochelle and we can all fill every retail space together. I opened the largest retail space on Main Street, a recycling store and I did it at 524. I generated $200,000 a the sales tax and come to Maytree and let's all walk together and including every department is here but if you don't know the nuances and God bless you and if you don't know that Bacon designed the Lincoln Memorial Architect Chase Bank building if you don't know Herb Crap open design the Lowes Theater and you don't know that this is a town of Lipow and male then you don't know what's going on and so we want we want to last thing I want to say enough is enough enough is thank you thank you for your comments I appreciate it yes ma'am here down in front just a reminder please direct your comments to the members of the planning board. Thank you. My name is Tracy Moser and I live at 200th Center Avenue. I'm here today because I love this city. But right now I'm heartbroken and I'm angry. Developers are rushing to raise another 28 story building on Main Street, tearing down four existing buildings, claiming it all for progress. But who gets to define what progress looks like? Because from where I'm standing, it looks like this so-called progress is pushing out families, history, and the very soul of our community. Our parks, our parks are shrinking. Our skyline is filling with glass, not greenery. And what's being left? And what's being left behind for our children, for our dogs, for our elders, who remember what this city used to be? My daughter Olivia along with all the children in New Rochelle and everywhere deserve better. We deserve open spaces to play, not traffic jams and construction zones. We deserve a walkable, breathable city with trees, not concrete towers that cast long shadows over our childhood. Dogs need those parts too. Those same little patches of grass are often the only place for people and pets to enjoy nature, just like my uncle Jess or my nephew Jess, especially in the heart of downtown. Overdevelopment is not just squeezing people out, it's squeezing out life. And then there is our history. And I have learned history with all the productions played by the Tuti Bravi production. I have learned so much. Taring down historical sites and replacing them with luxury towers erases the roots that grounds us. What happens when the landmarks are gone? When Main Street becomes unrecognizable, we keep saying we care about community, but community can't thrive without connection, without green space, without honoring our past. This isn't just about one building. This is about a pattern of development that serves investors, not families, of choices that prioritize profit over people. I'm asking today, where is the pause button? Where is the planning for children, pets, working families, and long time residents? Where is the respect for the promises made to this community? We've had enough. I speak not only as a mother, but as a member of a city that still has a chance to do the right thing. Let's protect what's left. Let's stop sacrificing our parks, our pets, our kids, and our history for another high rise, no one asked for. And as a character from Spirits and Souls, if the Spirits and Souls was alive today, they would say, over my dead body. Thank you. Thank you for your comments. Yes, ma'am in the glasses in the yes. Good evening. I'm Meg Mayo and I live at 31 Elm Street. I've been here about 30 years. I'm here on my own behalf and also on behalf of the Board of Directors of the Residence Park Neighborhood and Civic Association of which board I am a member. So I'm speaking on behalf of the board. We want to register our strong opposition to the proposed high rise building. I presented this evening. We feel that yet another high rise building is not needed or warranted at this time. Prior and ongoing high rise projects had led to massive traffic and parking congestion, endless road work, and disruption of the lives of New Shell residents without any visible benefit to the community. At the time that this whole development gold rush started a number of years ago, we, our board, we met with endless numbers of developers, all of whom promise things like, oh, green space, improvement of the downtown area, green building, moderate height buildings. None of that materialized, none of those promises were kept. And we feel that this building is totally out of scale and out of proportion and out of character for New Rochelle and this particular area. We strongly urge you to vote against the proposal. Thank you. Thank you for your comments. the way in the back weaving the white card. The waving did the trick. Good evening, Miriam, the same, Mount Joy. I grew up in Nershal, and I remember when booming Dale's your building was the actual blooming Dale's. I said, a little girl, love going up that escalator and knew we was gonna get something cute. I became a Bloomingees baby. By the time I was old enough to work at Bloomingdale, so it was gone, but I did work at the one at White Plains. We also had maces and learned how to ice skate in front of maces. So I am like everyone else here. Very sad at how we have sold our soul. We have sold our soul to developers. I understand that we needed to make changes and improvements and everybody's for that, but we could have done it with us involved and we purposely left the people out because you approved overlay zones that meant that they were developers were on its accelerated path accelerated to what destroyingourishelle. And so, where we get to have the input at City Council, that is no longer the case. It goes straight to the Planning Board and development department is in charge of this. It needs to go back to City Council. I've mentioned it to the City Council, folks. I've mentioned it to the mayor. The mayor says she doesn't think there's an appetite for it. I think we're showing that there is an appetite for it because enough is enough. And it's really sad that we have to get to this point for you guys to understand the needs and want of your constituents. All of the boards planning, IDA, y'all rubber stamp everything. We come here, we tell you we didn't get enough communication, the lawyers sit here and tell you yeah that's really nice, we did all the communication that were required to do and oh by the way this is not within your purview so you got to approve it and you go yes I do and approve it as opposed to saying there's a lot of concerns. We're not going to purview. So you got to approve it. And you go, yes, I do. And approve it. As opposed to saying, there's a lot of concerns. We're not going to prove this now. You got to go back to the last step, whatever it needs to be, until we get this resolved. Prat landing. People came and said, we didn't get the communication. We don't have it. Oh, well, you better talk to these folks who live near there. It's a huge development. Everybody should be spoken to, right? We moved our sanitation department. We moved our public works department. Put them in trailers. And we're moving them and busing them from one place to another for them to gas their trucks. It is a, it is a, it is a horror show, but our city manager who was the public works person for one year. And I mean, no, no harm to him. But we hired him. He's like, oh, we had a great move from from there. We didn't. So we need a moratorium. And we need to go back and start to get input from all of us. There's so much that we have to do here. No more buildings. Thank you. Thank you very much for your comments. I appreciate it. Yes, in the back to the next floor. I'm going to go to the next floor. I'm going to go to the next floor. I'm going to go to the next floor. I'm going to go to the next floor. I'm going to go to the next floor. I'm going to go to the next floor. Hi, my name is Ricky Midland. I live at 25 Learoy Place. My wife and I bought there 10 years ago. I prepared some remarks. crisis, fire safety is being ignored. The area is already oversaturated. Property values will plummet at least in our building, developer has a terrible track record, we'd love to see those citations, we did the Freedom of Information Act, we'd love to get that as soon as possible, but I'll sort of ignore these remarks and just talk about our experience, we moved here 10 years ago, so we were excited about this new plan, right? New businesses, new places to eat, new neighborhood, new new neighbors. But it sucked. It's been 10 years. The wind is insane. The traffic is crazy. It's completely oversaturated. We're about to have this huge building just completely black out the sunlight in our building. We saw the shadow studies. I didn't see, it didn't feel like you really gave us proper attention to what we're gonna look out the windows. I'm sure all of you guys like to enjoy a cup of coffee on a Saturday morning, read the paper. We don't get to enjoy that. We haven't enjoyed that for eight years because every morning we wake up, it's bam, bam, bam, bam, bam. And you're asking us to go through what another two, three years of that with our parking... get to enjoy that. We haven't enjoyed that for eight years because every morning we wake up it's bam, bam, bam, bam, bam. And you're asking us to go through what another two, three years of that with our parking lot. We pay, yeah, or five, you know, we pay $359 every six months. I can hardly find parking in my parking spot where I pay because and so where are these people going to park? You put, there's 550 units in your account for 446 parking spaces. So where are these other 100 people going to park? It's already sad. Where are these people going to park? You put, there's 550 units in your account for 446 parking spaces. So where are these other 100 people going to park? It's already saturated. They're going to be parking in our parking lot. This hasn't been a pleasant experience for anyone who has lived downtown. It hasn't. And those are just the facts. So you can process that, see if we can come up with a solution that helps our community and also helps develop the city in a way that's prosperous and enjoyable for all of us but otherwise none of us want this. Nobody downtown wants this. I'll yield my time to anybody else. Thank you for your comments. Yes, ma'am. My name is Irma Garso 25 Leighbury Place. I'm not anti-development and in fact I think you've gotten some projects and you were shall redevelopment right among those the Illustrator the print house High-guard in tower 111-617-Gey on place, 25 Maple Avenue, and closer to home, the Modera. All these examples mesh into their neighborhoods, something this proposed development will not do. A 28-story tower on the corner of center that covers practically every square inch of its 0.7 acre lot is completely out of place. It will dwarf all surrounding buildings, create a perpetual shadow zone on the corner of center and main, as well as exacerbate all the issues we currently face in the area with traffic and parking scarcity. It's already difficult in the morning trying to cross center avenue to turn onto main. Traffic backs up while you're sitting in your car waiting to turn onto main street. Many drivers have turned division street parking lot into an unofficial through street to bypass Main and get to North Avenue. Right now that parking lot is an accident waiting to happen. The traffic situation in this residential neighborhood will only worsen with the addition of 446 parking spaces and drivers from this tower. It's bad now, it will get worse in the future. Across the street from this construction site is the Helen School dedicated to educating students with special needs, disabilities, or who are on the autism spectrum. Noise sensitivity is common in autistic students, causing distress, anxiety, difficulty concentrating, potentially leading to avoidance behaviors, social isolation, and reduced quality of life. Excessive noise can trigger feelings of discomfort, anxiety, and even panic in autistic students. Water accommodations will be made to ensure there are no disruptions to learning while school is in session as per the individuals with disabilities education act. Water accommodations are going to be made to protect students from the typical sources of noise pollution on this minimum two-year, possibly as much as five-year construction site, which will include daily sounds of jack hammering, loud machinery, vehicles entering and exiting the site, raised voices, possible blasting, beeping, hammering, drilling, or digging. Finally, where is the promised community benefit from this project? There is no green space integrated into any of this design. What does this area need? We need green space. We need a playground for children. We need a dog park. We need housing for seniors on fixed incomes. We need affordable housing for the working poor. This design for the corner of center and main street offers none of that. My husband and I moved to New Yorkshire over 30 years ago because we were attracted to its motto, the Queen City of the Sound. I'm afraid that passing this through is going to tarnish the Queen's crown. Thank you very much for your comments. Yes, sir. My name is Ella Hugh Macell, also at 25th of the Eroy, for the last 11 years. I would suggest before voting on this that the members of this board go with two cars, parallel down the Roy place. It is impossible. How is a fire engine gonna go down there if there's a fire? I am also speaking to the issue of damage to 25 re-roy place by the construction. The estimated value of 25 re-roy place is $40 million and the bond should be posted to take care of any damage caused by this construction. They are digging a garage to levels below our building, which may end up with our building toppling. There has to be a provision for this. There has to be money put up by the builder to guarantee that we would be compensated. Some form of compensation should be given to those who are losing their entire light. Your shadow studies don't show what's going to happen to 25 re-roy. Most people on the west side of the building, which is the majority of the building, will lose their light, their daylight. You can't do that. This building doesn't belong where it is. The traffic that we are going to, the traffic jam is going to be perpetual. Right now, to park into the prospect lot on a Sunday, it takes approximately 45 minutes of going in circles to find a spot. We can't absorb the extra 100 cars from this new building. How are our schools going to absorb the children from this building? There has been no provision for that. Something has to be done, and I don't think this building is the thing that's doing it. We don't need another wind tunnel. Walk through the two new buildings on our east on a good day and you've got heavy winds Walk past the Avalon with former Avalon going to the station and you've got tremendous winds as much as 50 miles an hour or some days to trying to cross the street You can't put up another windblock and there should be a some form of testing to see what the wind damage is going to be from any toll buildings. I ask that you don't approve this plan at this moment. Thank you very much for your comments. Yes, ma'am, on the end there. It's hard to be this late and not be repetitive, so I apologize. I'm Jenny Freeman and I, along with Robert Vineer, my husband, own units, pH 11 and 12, combine units 25ly right place. I've lived through tremendous noise and traffic related to construction projects in the immediate vicinity for over five years. First I'd like to address the parking and traffic issues. In our current situation, before 570 Main Street is contemplated, traffic getting to and from our building as well as into and out of the prospect parking lot is already a significant challenge. During rush hour times and at school bus pickup times, we can wait sometimes for several lights to go on Main Street and center before we can exit the lot. Some of you may recall that we came here when we were contemplating the Modera and we complained about their parking garage coming in and out of center street. We agreed at that time with the developer to move it to Maple, but guess what? Every day there's cars coming out of that garage right onto center. So I don't know, I don't hold up a lot of hope about those agreements that we make with the developers. The proposed 570 Main Street project adds a huge 446 car parking garage, egressing onto leeway place, which only exits onto center, approximately 20 yards from our prospect lot exit. The potential incremental traffic from this project, together with Amazon and Uber Eats type deliveries, requires careful examination. This congestion could be unbearable for both existing and new residents. The current analysis doesn't even consider whether retail, which we at all hope and are waiting for, would thrive and bring improvements to our neighborhood. The numbers that you are looking at and basing your studies on don't include any of the new developments that have already happened. It's time to stop and re-evaluate what the current situation is and mitigate the damages. And I'd like to take this moment because it's really the only way I know to communicate with you guys to articulate the frustration about some of the changes that have happened since the 2015 RXR development plan. I understood there to be a limit on the number of units that were going to be in each zone, but somehow people are moving and borrowing and transferring other units into our area without communicating with any of the people who live there. Where is our voice? Where's our representation about those decisions? Why aren't those amendments being put forth to the public so that you can represent us in those development strategies? Respectfully, I implore you to pause and to do a thorough review of the impacts of this development before moving forward. Bottom line, I feel like the concerns about the potential negative impact on 72 owners just next door has not come close to being adequately considered at all. And new issue of development authorities and this planning board are here and empowered to do just that. Thank you. Thank you for your comments. Yes, ma'am. Thank you Thank you for your comments. Yes, ma'am in the same row Yep, and then ma'am you can be next Good evening planning board and fellow citizens my name is Sean Weiewatsky. I live at 25th of the road, please. A lot of people have already touched on a lot of my points, so I think I can, I'll try and keep it brief. So I'm a certified project manager by trade. I'm also a six-sigma train consultant. So when I heard about this unit, this proposal going up right next to my building, I went into consultant slash project manager mode. A lot of the work I do is on data modeling and data analytics. And the good news is there's a lot of publicly available data about the development that's happened in New Rochelle. So when you look at it, there's some interesting things that come out and people have touched on this, but the original plan, there was a demand study done in 2015 that called for 5,500 residential units. So if we literally just stopped right now and finished the buildings that are already approved, we would exceed that, we'd exceed it by several thousand. So great, jobs done, congratulations, right? No, that's not what happened. They've increased the residential units several times, and now the latest number I saw in the mayor's information packet is 11,000 residential units. They've over doubled it. Not only that, the allocation is not even, and Jenny just touched upon this, but they keep moving units from a zone to zone. So a DO2, which is the largest zone, has absorbed a disproportionate amount of units. That's where this building would go. If DO2 had stayed at the original number that was projected for DO2 in 2015, would be at 153% of that DO2 target. There's no wonder that there's so many issues. Now, if you zoom in to a specific area, 600 feet of this proposed development, that tiny area, there are 10 new buildings either completed or near completion. 10 buildings equates to 40% of the new buildings as part of this development. So those 10 buildings account for 40% of the new building and then they equate to 56% of the residential units. So you have 56% of the new residential units within a 600 foot radius in this area. A 600 foot radius equates to 0.3% of Newer Shell. So you have 56% of the new units in 0.3% of Newer Shell. That's over saturation, that's over development, and there's no wonder that you have so many people that are upset here tonight. If you want to know why this is happening, it's a case of, as of right, form-based zoning run amok. As of right, form-based zoning, and Sam said this, it's about the can, it's not about the should. It takes away your discretion, it takes away our voice, and it takes away the should. We need to take it back. It's time, enough is enough. Please vote no one's proposal. Thank you. Thank you. Thank you. Thank you. Thank you. Thank you. Thank you. Thank you. Thank you. Thank you for your comments. Yes, ma'am. Good evening, and I will be make the three minutes. We are not sardines. I'm sorry. Can you just say your name? It's Tundee Wade. We are not sardines. I'm sorry. Can you just say your name? I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. I'm sorry. This would be a funny thing to say if it wasn't such an apt and painful metaphor for the city's non-stop building. We understand who the developers represent, but Newer Shell government represents and is accountable to us, the people of Newer Shell. Yet, you demonstrate no interest in our input, offering only this performative ritual when the deal is largely struck. It is common knowledge. Nothing is to stand in the way of building Mania and this presents as reckless and careless to those of us living downtown and in the long run destructive to this city we love. We come nonetheless because we must and because we hope it will be different this time. What is the rush? It is careless to keep building nine plus years with such an outdated environmental review. Without a geotechnical assessment of the impact that such massive construction may pose to the early 1900s foundation of our condominium 16 feet away, the school and other nearby structures. It is unreasonable to fail to reassess the formula of more bodies, more buildings, equal more businesses when the relationship between these has proven weak over nine plus years. A massing bodies and buildings alone will not produce a commercially viable downtown. What is the rush? I came to live in the old Blooming Tales, Building in 2004, attracted not only because it was a condo, but because we have 14 feet windows. Imagine the beauty of that. Generous access to sunlight and the sky, in all their presentations, nature nurtures our spirits. It comforts us with its constant presence. It engenders a smile and a sense of peace or joy. These things are not for sale, but they add to the quality of life, the same with the poet's corner, but you care not. Or is it just that it is not your homes? I ask all of you to imagine all the windows in your home fully blocked by a wall. What is the rush? Care takes time. One lady I talked to briefly about what is happening said so what you're saying is New Reshell is losing its charm. That's definitely so. But what I would say is New Reshell is losing its soul. A jungle of metal styrofoam, glass, and concrete sky rises does not make a city a desirable place to live or work. Thank you. Thank you for your comments. Other members of the public? Yes sir. Are you together? Okay. Good evening. My name is Michael Maris, and-A-R-I-S, and I'm president of Michael Maris Associates of Franklin Lakes, New Jersey. We are basically a traffic and parking consulting firm, and we've been in existence for almost 40 years during which period we've done parking and traffic studies for more than a thousand developments throughout the United States from California to Texas to Maine to Florida. We also, in addition to analyzing developments, we also represent municipalities and the one you may be most familiar with is the town of Greenberg where for 10 years we were their traffic and parking consultants. On this particular case we were asked to take a look at the available data and to give an opinion as to the potential traffic parking impacts. We couldn't. Frankly, the data is not there. There is a two-phase memorandum that talks about trip generations and nothing else. It doesn't talk about impacts, it doesn't talk about mitigation measures. And it appears like the project is dependent on generic traffic studies that have been done by the city of Neurochelle. Now, the latest of those generic studies is dated 2021 and looked at 29 intersections and analyzed existing and future conditions with some theoretical development, which is a normal process to get an idea of what the potential future conditions might be. That started determined that out of the 29 intersections if the developments go through 21 will fail. That 72% of the intersections analyzed are going to be congested. And I certainly would not come here and tell you this development is not going to have an impact based on the findings of the generic studies. I heard a lot of comments about experiences, et cetera. I don't have those experiences. We've done work in Euro-Shell before, but the residents have a very good idea of what's going on. We've driven around, we've seen what's going on. But what I am telling you is based on what has been submitted. You and I do not know what the potential impact of this project is. The generic studies done by the city recognize their limitations and they make several references that more site specific traffic impact studies must be done to identify impacts and mitigations. The New York State Department of Transportation submitted a letter saying that they needed traffic impact study before making further comments. It was submitted to you. I believe Mr. Seychauer, forgive me if I don't pronounce'm correct. So just to make it short, I just don't think there is enough data over there and that you need more studies. I'm not telling you a proof or disapprove. I'm just telling you that you don't have enough public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and the public and provide a parking study to explain. There may be very good reasons, but a parking study is needed to explain why they feel they can live with a few parking spaces. Thank you for very much, Big. Thank you very much for your comments, sir. Applause. Yes, ma'am, I'll wait and back. Hello, my name is Shelley Berlin, quarterly 39 Davenport Avenue 4E. New Michelle, been here for 10 years. I thought I was moving here temporarily, but really fell in love with it. This is my favorite spot in Westchester. There's no where else in Westchester. I'd rather live. I just wanted to voice my strong opposition to this proposed development at 570 Main Street. Although I would love to see our downtown be more vibrant, have more businesses and that sort of thing. A 28 story building does not fit the character of the Main Street. And I would much rather see some of the businesses we've heard from today who are going to be forced out. I'd rather see them stay rather than be pushed out by this. Thank you for your time. Thank you for your comments. Yes, ma'am. and neither of those tables is fine. Thank you. On either of those tables is fine. Thank you. Good evening and thank you. My name is Agnes Melendez and I live at one six seven center avenue. I have to say that half of the things that everybody have said, I kind of like had that in my bullet points. But I am against the high rises as they are pushing many groups out, including low income and middle class from living here in North Shell. As everybody has already explained, the Helen School is across the street. It's a special needs of children, my granddaughter, goes to that school. And I could only imagine how her and her peers, her students, the students would feel, or what they're gonna feel when this goes right from right across the street from them. The buses already use that center and the other block with the sandwich places because there's no room on that strip and that's their buses. So when one leaves, the other one comes on. The church is also across the street. Isaac is down the block. We talk about parking. There's no parking. Even for the residents. I live at 167 center and I pay someone else to park my car. Because there's no parking. Let's talk about less. There's less parking for residents that pay property taxes. Let's talk about what seems to be in this construction. I don't know about you, but when I'm driving, my car, up and down, up and down. I think I'm on a ride. No, I'm in over shell streets. Construction pipes are left on the sites, left on streets, in front of homes. Never mind about I don't know what the trucks, the the equipment are called. Giant things, trucks, just parked in front of people's homes. Just trying to get home by Viva Grande and the new building that's right around the corner, just to get to my house, which is just after the sandwich place. I could be there 15 minutes because the light will change. The roads are horrible, with bumps, lumps, asphalt, took over the holes, where the metal plates with the corners stick up where car tires could rupture at any time on our bill. No housing for elderly groups. Waiting lists are over five years. For over two years now, I have been trying to find an apartment for my 81-year-old mother. The waiting list are outrageous here in New Rochelle, and it's all due to all the new high rises. This is not New York City. This is New Rochelle. It's a small town. Because of the high rises popping up all over the place, this is no longer considered a Norman Rockwell town. Let me pose a question. What have the past developers contributed to the New Rochelle in building here in New Rochelle? Enough is enough. Thank you. Thank you. Enough is enough. Thank you. Thank you. Thank you for your comments, ma'am. Yes, sir, in the back. Good evening. It's late in the day and I will try to talk about one aspect. I'll just get your name and address for the record. My name is Serge Vetcher, 25 of the year. One aspect that we have not touched upon in this hearing is fire safety. A lot of times, you know, these things are overlooked until it's too late. And one, you know, as we see in the Newer Shell, you know, unfortunately, things like fires do happen. You know, recently we had a fire in the CVS parking lot where a car was burned down. Another car was burned down in one of the high rises of 333, Huguenot. A car was sent on fire, apparently on purpose. Thankfully, everybody was safe. Only the building's fire system did its job. Unfortunately, not every time this succeeds as a building next door to a city hall is proof of. The two years ago or three years ago, the building was burned down and the person died there. So what I want to bring to attention here is the design of this building at 570 main is it has garages on the three levels below and three levels above. And the three levels above are wrapped around by apartments on all sides. If we look at the designs of kind of buildings and garages around New Rochelle, none of the buildings have this type of design. In fact, all of the garages are open. You know, like we have a garage on the New Rock city, very large garages, the city's largest, right? All the levels levels of their garage are open. And what is the reason for that? One of the reasons is probably fire safety. Because if a car goes on fire and, you know, when the cars are packed together, very tightly, the fire can spread and, you know, we can just imagine what will happen if 440 cars in the garage will go on fire. You know, It will be a total disaster. So these are open, the department needs to come in and do its job. And one way they can get to these fires is this way. We haven't heard any discussion of this, but I assume the architect did design a robust fire system, but sometimes these fire systems can fail. So there needs to be provision for what will happen if the fire does start within this building. How are the 540 units and occupants within them will be evacuated? is our fire department in the city provisioned with enough equipment to do this level of rescue operations of this magnitude? And then of course there are fire aspects safety for our residents, right? The 25-literate place, they'll be 16 feet away from this new building. Thank you. Applause Thank you very much for your comments. Other comments from members of the public? Yes. Good evening, Madam Chair and members of the Planning Board. My name is Ray Emalit from the Law Form of Carthie Finger. I know it is late and you've heard so much tonight. So I'm going to abbreviate some of my remarks. A number of people have yielded their time to me. I'm not even going to try to ask you of that. I may go a little over the three minutes if I can ask your indulgence. You have heard, and I won't even repeat the list, identified by members, I'm sorry, I represent people 25ly, right? Did I say that? Yeah, okay. You have heard tonight from members of the community by my count, approximately at least 15 identified negative impacts that are gonna happen in this community. Traffic impacts, parking impacts, vacant retail, displaced people and stores impacts on school students across the street. There are a huge number of impacts here. And I don't envy you because you're stuck between a tower and a hard place. You're kind of right between Leroy Place right now and the tower because you have a zoning code that allows certain things and you're hearing from the residents of the actual impacts on the street and on the community. I provided all of you with written comments earlier today and I just handed up some hard copies. What that is is a road map that I hope you'll use to give this development the consideration it needs under the law. This board has the authority to ensure that all the negative impacts you heard tonight are mitigated and in fact the law requires you to do that through the New York State Environmental Quality Review Act, which we're gonna call SECRA. SECRA requires planning boards to issue a positive declaration if there is just one potential significant adverse impact. The submission you have from me explains all of these in detail. I'm not going to go through all of them due to the time. I'm just going to highlight a couple based on the comments we heard tonight. For example, because this is a type one action, this board must compare the impacts that you've heard tonight with the list of criteria that's listed in the secret regulations. Criteria, which are considered indicators of a significant adverse impact, as soon as you find them, which leads you to the positive declaration. One of those criteria, not mentioned tonight, but is black and white, is an endangered species. We know this is not addressed in any of the prior environmental impact statements done in 2015 or 2021, because in 2021, the city said there were no endangered species. But the applicant in its own submission says correctly that the New York State DEC mapper says there is one, right? So right there, you have a positive impact that a significant impact, this must be a positive declaration. Another factor on the list which you have heard about tonight, a list of criteria in the secret regulations which requires a positive declaration is quote the creation of a hazards to human health. This development requires what we don't, which could be a very significant amount, we don't know how much, but requires bedrock excavation for a three level subterranean parking garage. How much bedrock we don't know, because it hasn't been examined, but it is at least 16 feet away from 111 year old building with equally old foundations. It is critical that this board as lead agency under secret make sure that whatever method of rock excavation is used does not crack the foundation of 25 Leroy Place. Well a bond is a good idea. It is your responsibility as lead agency to ensure that the methods to be used will be safe to the building next door that will only come with an environmental impact statement and further studies. Another issue that is regarding the creation of a hazard to human health and is a potential impact is by the applicant himself. This is outlined in my document to you, but I wanna share it because it is so black and white. The applicant's phase one environmental site assessment found potential contaminants on the site. And four out of the five contaminants, contaminants identified on the the site require further review by their own environmental site assessment. Even the 2021 generic supplementary environmental impact statement stated that when a phase one ESA identifies recognized environmental conditions a phase two is required. That's your responsibility under CECRA. And if there's any doubt that these contaminants can create a hazard to human health, they're very definition is that they are hazardous substances that were released into the environment or pose a threat, a future released in the environment. Your DOZ code, your zoning code is innovative. It's been studied by a lot of scholars. It's out there in the nation. People are trying to replicate it, but I've not found anybody who's studying the consequences. Okay, including the consequences of exceeding the projected development when the environmental impacts studies were done, which is what was referred to by this last speaker two speakers ago. Creating this broad-based environmental review process so that development can proceed without individual site-specific reviews was the exact goal of the development overlay zones. And it has worked. But it has almost worked a little too well. Because what has happened is that more and more developers are coming in to take advantage of what new Rochelle is offering on a silver platter and The city keeps allowing these developments without site-specific reviews even though both the 2015 environmental impact statement and the 2021 Talk repeatedly this is going to be adopted because once development starts, we'll start doing site-specific reviews. You already heard from our traffic expert, you have to. Because two of the intersections, main and center and main and Huguenot were the substandard ones that are already failing, but were projected to fail in 2015 and in 2021. So that alone requires a positive declaration because your reliance on previous environmental impact studentments doesn't, isn't covered anymore. Why? Because there have been too many residential units built in the DO2 and parts of the DO3, part of that 600 foot radius that you heard Sean talk about. So there's been too much reallocation and this board, this city has never looked at what happens when you keep taking units from other districts and putting them all in one. That in it of itself requires a positive declaration. New Rochelle residents who live here in the city who live near site, are telling you that they are experiencing significant negative impacts that are not being accounted for, that the number of new buildings is just too much. You, the planning board, won't know if what they are saying is accurate unless you do the studies. We are asking you to do a positive declaration. Let's have an environmental impact review. This isn't something the developers should be afraid of because we're just going to see what do the studies tell us. Is this too big for the community? Because then it's your job to identify the mitigating factors which would allow would allow a development to go there that works within the confines of the neighborhood. What we've laid out tonight is that there's a number of significant adverse environmental impacts that will result from this application, but they've been identified and this board, It is up to you to issue this positive declaration so that they can be evaluated so you can take a hard look and ensure that there's an appropriate mitigation for all of the people in the room and for the generations to come after them. So thank you for your time and for allowing me to use up some of other people's time. I appreciate it. Thank you for your comments. Are there other members of the public who would like to speak? Yes, ma'am. My name is Nikki A. Barber and I'm going to go to the office. My name is Nick here, Barbara, and I'm on Cooper Drive. I just had a quick question. I know we took about small businesses and supporting our local businesses. How are we supporting them? We are looking for retail. We're looking for businesses, but we're pushing the ones that's here out. What of that big-wish-hop say? This is my third move. I don't want to stay in New Yorkshire. Now I'm going to white planes of my Marinette. What a message is ascending. In addition to that, we have to listen to our homeowners. Unfortunately, they're the main ones paying our taxes in our schools. As you see, our school budget. A lot of the schools here are on Trinity's own fraternity. Trinity has a weight illness. So now we have to pay for those kids to get bus to other schools. That's another expense. And we know the budget for the buses went up also. What are we doing about those issues? Those are two things you really have to look at. Because a lot of these buildings are not paying the taxes at the homeowners are paying. That's it. Thank you for your comments. Are there other members of the public who would like to comment on this application? Yes, ma'am. Hi, Judy Tucker, 16 Shootie Place, which is not in the downtown, but the downtown is our our skyline. I grew up in New Rochelle and I've lived here on and off throughout my life while my career took me to other major cities in the US and around the world. I was always able to tell everyone I met how the city of New Rochelle is not like any other city. Many of our civic-minded residents and representatives served tirelessly to develop opportunities and community spaces to engage in artistic and historical events and work together towards a vision for the queen city of the sound that reflects our heritage. Some people talked about the character or the soul of New Rochelle tonight. My mother Billy Tucker created the Cultural Arts Center at New Rochelle Public Library. When plans were made for the new building at one library plaza and served as the cultural events coordinator for 25 years, theater, music, dance, visual arts, children's and seniors programs, and the friends of the library bookstore inspired the same in other libraries in Westchester. After she retired 15 years ago, she co-founded Tutu Provy Productions with a local historian in New Rochelle to produce theatrical performances about our historical events and figures that are written, composed, and performed by local artists. This is the development that foster strong community engagement and identity and brings audiences from other areas to our events, restaurants and shops. This is the development for our lifelong and new residents who can tell everyone they meet that the city of New Rochelle is not like any other city. The poet's corner is important. In all of the construction, performance and event spaces have not been forthcoming as promised. The encroachment of high rises is destroying our landscape and the ability to move around and form connections with each other. Preserving our heritage and maintaining livability should be top of mind in any further real estate development planning. More high rises and construction ruins the unique architecture, blocks the sky, and chokes our streets, sidewalks, and parks. City residents are not benefiting from this kind of plan. New Rochelle is not and should not become an extension of New York City. Each has its own merits to offer. New Rochelle is a major force all its own and should not be torn down. And thank you to Jim Chlorin for making our voices heard. Enough is enough. Thank you. Thank you very much for your comments. Are there other members of the public who would like to comment on this application? Just come on down to the podium, state your name and address for the record place. My name is Sean Hogan. I live at 100 New York City Place, Unit 326. We've lived here now for about 20 or 18 years and we've come back and forth and every time we come back from another country or wherever else we were living, we look around all over and we end up coming back to Newer Shell every time. We didn't have to. We do own, but we were renting. We didn't have to come back. But we couldn't find it better do it every time. We didn't have to do it every time. We didn't have to do it every time. We didn't have to do it every time. We didn't have to do it every time. We didn't have to do it every time. We didn't have to do it every time. We didn't have to do it every time. We didn't have to do it every time. I mean, we looked everywhere, but we kept coming back here. Partly it was the people, the restaurants, Jim Colloran fighting for bike paths. You know, just everybody that we knew, Mexican corner. You know, you knew the people who were serving you. It meant something to you to walk around. We used to walk around the whole circuit of the town at night after dinner. We don't feel so comfortable doing that anymore, sadly. And we don't bike around. We would bike with Jim, but it's too scary because the roads are torn up, and there's all the construction going on, and there's nails. We've had flat tires as well, everyone talks about that. But the one thing that I haven't heard people really stress a lot that is really important to me and I actually used to challenge NOM at the train station about it. I kept seeing all these big buildings start coming up and I said, but where are the trees, like put these little miniature trees that die two minutes later? Where are the balconies? I noticed that all the building that they're doing in other cities around the country and in Europe. Everybody has balconies. Everybody has green roofs. Everybody has some green space put in there. So when I envision what's going to go in that corner and I really challenge all of you to think hard about it, is why couldn't maybe that parking lot be redone where it's a parking lot underneath, open maybe, But, you know, a few stories with a green roof on top or something. I don't well get creative and why couldn't it be a smaller building that really does fit the corner like everybody's saying why does it have to be a high rise? Let's let's be creative. Let's think humanly like everybody has said here tonight and I think the only other thing I was just going to mention is when I used to live in Chicago, I grew up here and moved to Chicago, came back, whatever. And I took an architecture tour at night from a friend of mine who gave a walking tour around and he said, you know what? A lot of people don't realize there's a lot of the buildings in Chicago or stepped back. Down, I'm talking the cavern on the sal, where you see these buildings are kind of like U-shapes or something. And because they decided that the people on the sal, where you see these buildings are kind of like you shapes or something. And because they decided that the people on the ground needed oxygen and sunlight. So they built things back from the street so the human quality and the buildings on the street weren't choking people off and stopping the sunlight and stopping the air. We could make those green roofs on top of those little things. There's so many great ways we could do this. I challenge you guys to think about it. I challenge all of us. Think about what we can do, where people can breathe and see green and see sunlight. I mean, it's life. Thank you. Thank you for your comments. Appreciate it. Are there other members of the public who would like to comment on this application. I would like to thank the members of the public. There are a lot of you. You came out, you took your time. We're here late. We've appreciated your comments, and I recognize that you've made comments about this application but also more broadly. And I want to be very clear that our purview as a planning board is with respect to this application, but I don't want you to feel that your comments and the sentiments that have been expressed here have not been heard by us and by members of city staff. So I think that's really important. We are going to continue our conversation with the applicant. We're going to, the applicant has to control what's within their control. They're not going to be able to respond to some of the bigger questions that you've raised. It doesn't mean that that conversation won't continue. So I just want to provide that context. I don't want you to feel that your comments are being ignored and we do appreciate the thought and the care and the constructive nature of the positions that you've expressed. So thank you for that. Okay, I'm going to turn it back to that. Thank you, Madam Chair and thank you members of the board for your time and your patience. And I echo the comments of the chairwoman. I thank all of the people who came out and are here talking about your neighborhood Just brief on me. I've been doing business in the city of Newark, Sharma, life long westchester resident grew up in Yarkers And I've been here for more than 40 years doing projects So I understand and appreciate a lot of what you're doing and and what you're about. But I'm going to focus in on the more specifics of the project as opposed to the general opposition that's being discussed with respect to the overall development project. And just point out a few things and I'll start with the good news because I know it's going to be very hard to get people here to be smiling about what I say. But we're not in a rush. This is a good developer. This is somebody who understands responsibility. He's developed in this city. He's your neighbor already. He owns three buildings right down the block. And he's committed to the investment in this area. And he understands, and I've been communicating with him today, that this work to be done. There are things that we need to do. a lawyer's letter that came in yesterday that needs to be responded to. Let me state on the record, I strongly disagree with the comments in that letter. I believe the city of New Rochelle completely followed the requirements of the State Environmental Quality Review Act, and with respect to Council, who's a very good lawyer who I've known for a long time, what's ignored in the comments with respect to what hasn't been studied that you need an environmental impact statement is it's already done. It was already done in 2015. It was updated in 2021. I'm sorry, please, please let's have respect for the applicant. It's his turn to speak. Thank you. It was updated in 2021. And frankly, the comments that were made on the specific issues are ones that don't warrant further environmental review under the law of the state of New York. And we will file papers with you before you next meeting to indicate our belief that the law has been followed here by the city of New Rochelle. But again, just to give you an even a small point, Mr. Marrow, I've known a long time, well I have great respect for it, says we're 100 parking spaces short, it completely ignores the shared parking provisions of your code, which is how we get to the number. So there are a lot of very specific things that we're raised today that just are not in our opinion misinformation. To the particular issue here though, with this particular building, you've got a great developer. It is compliant with the laws of New Rochelle and for what you've been asking for. What I think is happening here, unfortunately, is from my perspective, and I know it's a different one. I think this is actually the beginning of a success story here in New Rochelle. And yes, there are issues that happen when you go through construction and change and issues. But take it from someone who's doing business in the other municipalities, in the other areas I'm doing billions of dollars of business throughout West Chester County. This city is doing well. It's doing better than your neighbors. And I'm sorry. Excuse me. Excuse me. Members of the public, please allow the applicant to speak. Let's just talk about a couple of the things. I'm speaking to the crowd. I'm asking you please allow the applicant to speak. Thank you. Let's talk a little bit about some of the things that have been created by the development program here that this will be adding to. People talk about affordable housing. 1,376 units of affordable housing have been built to date in the city of New Rochelle as a result of the development projects. I heard one person person come up today and talk about the out here about how they love that project that our person built How is it built? How was it afforded? I? Know the address It was built because next door to its 64th Center was built and that's why eight Westchester Place was built. It's being built because 33 Westchester Place is being built. And that's where those units come from and this project is approved will bring another 55 affordable units. So to say that there is no benefit to the community, that's 1,300 some odd families that have a place to live because of this development program. I would also suggest if you look and we'll have more information the next time we come back at the fees that have been paid, $34 million to date collected by the City of New Rochelle in connection with these development projects in fees alone. That's not the taxes. That's the fees. What have they gone to? They've gone to things like a black box theater that's done in kind. 413, 413 municipal parking spaces that have been built in the downtown. A playground on the count. There's a lot more examples of what's been done as a result of this development program. People may not like this particular idea, but to suggest that there aren't things that are positive for the community that are coming out of this development program, frankly, you're just not fair, and it's just not true. So for this evening, so for this evening, we'll talk and now I'll focus my comments on Seeker and the other things. People brought up wind, we'll supply a wind study. We already gave you the shadow study. Yeah, thank you. People have spoken about traffic. We will go back through the traffic studies that have already been done. We will bring them up to date and we will talk about the specific impacts of this particular project so that you have that information. I mentioned to you the shared parking. It was brought up by council. It was an issue with the phase one. We will file the phase two that says, really, unfortunately, for my client, they didn't find anything. We do love to have been a brownfield site, but the project, the site is clean. We'll show you the phase two. And it's not an issue with respect to contamination on the site. with regard to the issue of the underground parking, there are codes that deal with that. We've been dealing with underground parking throughout the city on numbers of the projects. It hasn't been an issue. Mr. Vaca is vigilant in making sure that all of the codes are met. We don't have an issue. It doesn't require an environmental impact statement. Not a second one or a third one after what was done. So in conclusion, what I'd like to say is we're willing to work with the community. My client asked me to state publicly so that the people know that he already offered the bagel store to either relocate at a place at 64th Center or to come back into the building once he was finished construction or a combination of the two. So he's not ignored. I'm sorry. It is important to talk to rent and he will discuss it with him. And I've already told you earlier this evening that one of the reasons that this particular developer has had great success in filling their retail spaces has been because he is willing to go in under market to bring the right tenants in because he wants to do the right thing by the neighborhood. So I would just ask this board in conclusion to please focus in on the particular project that we have in front of you. Let's look at the particular issues that are there in context of what the City Council is already laid out to be the law as to what we are following. We believe we fully conform and we're entitled to build the building that's before you and we'll have the information here next month to prove that out. Thank you. Okay, so before you sit down. thank you very much for the points on the traffic study, the wind study. I also did hear a request for a shadow study. The one you provided shows a shadow dimensions for the tower, but I think the specific ask was the shadowing of the pedestal of the building in particular. It's impact on 25 Leroy Place. I don't know if you have that, but maybe for next time, that's something that you can focus in on. Also, an elevation that shows the building from the vantage point of 25 Leroy Place. We've seen the facades from Maine and Center and Leroy, but not from the vantage point of that neighboring building. We'll show it to you. Okay. So I think that's important as well. Deliveries was another concern that was raised in terms of Amazon and Uber Eats or food deliveries or what have you are those coming to the front entrance. How do you anticipate cars needing to stop or trucks needing to stop to bring deliveries and packages into the building? Like how will that be managed? You mentioned there was a comment about the interior parking and the wrapped nature of it just from a fire safety perspective. I assume that you've had conversations with the city. We'd like to hear more about those. Not only that, I wanted you to know that we've worked on numerous examples and white planes as example with apartments wrapping parking garages. There are codes for it. They're safe. They've been up for many years. If you drive by the in Harrison on the main street, which is the garage that was built for the MTA, they're wrapped with apartments. It's construction that's just, it's done throughout. And it hides the parking from the street. So it's a good use. There was, I think there's more work to be done around the garbage pickup plan in terms of access for the trucks. We talked about that in the first part of your application. There was a question raised about the historical nature of 25 Learoy Place and the fact that portion of your building will directly abut it and sort of what considerations go into the buildings touching there. There was a question about fees charged to residents for parking and that was in the context of parking overflow. So you have a number of parking spaces in your building. Will you be charging for that? Is there a likelihood that residents will end up not opting for that in parking in the community? And then I think, you know, it's important and I appreciate that applicant is not in a rush and I think we've heard a lot of concerns tonight and want to provide an opportunity for the applicant to provide additional materials and respond to the public comment and to the letter that was received. And so we will not be looking to take a vote on this application tonight in light of that. But I do think that the additional time also affords the applicant the opportunity to meet with the board of 25 Leroy Place were the applicants so inclined as well as the administration at the the Howland School in order to understand what needs maybe appropriate there as it relates the construction period of construction. I think that would be a good use of the additional time as well. Are there any other observations or thoughts from members of the board? I'm so sorry, ma'am, but the period for public comment is now closed so we're not going to have additional public comment but thank you. I'm sorry I'm I'm sorry I'm sorry I'm now asking members of the board for their comments and observations thank you. We're going to do this another time right? Yes. I'm very happy to find out that we're not done and we'll be seeing the applicant another time and work out some of these things. But I just want to make a comment personally. I've been on the planning board for almost 30 years. I've been a resident since 1970, Nourishel. That's 55 years. I moved, and I'm so thrilled to be here tonight to tell you, I moved here for the very same reasons that everybody has expressed this evening. And everybody on this board is also New Rochelle residents, and they serve voluntarily here for the sake of doing something for their city that we all love and we want to maintain its uniqueness. It's hard to fight progress, but that's not another day. I am just thrilled that you emboldened me to come out and praise you only because you validated why I came here 55 years ago. It was to be in a city that looked like we all look a microcosm of how the world should be. Now that's maybe philosophical, but I feel that way and my children feel that way. They were born here, some of them are still living here, some of them have a wanderlust so there are other places, but they all loved coming from New Rochelle. They felt that coming from New Rochelle made them able to accept and appreciate and understand every other person in the world whether they look like them or not. Well, pray like all the things that we all say. So thanks for the validation of my choice 55 years ago. Thanks for validating your own choice, which I hope you still have. And you've organized well and I praise you for that. But we're not against you and you're not against us. We're all in the resilience. And we want the best for the ratio. We may approach it from different ways, but give us a chance to approach it the way you would approach it. Also understand this, the planning board. Just because it says planning, doesn't mean we're planning how the world's gonna be or planning how the city's gonna be. We're looking at the plans of what's gonna be built. So don't confuse planning with the plans. That's our role here and we do it, I think, with honesty and sincerity and we'll continue to do it. But thank you very much. Okay. Any other comments from members of the board? You echo Dr. Lippell. Yes. Okay. Thank you very much for the time tonight. We are going to, do we have to actually adjourn this or what? This is adjourned. Thank you. So can I have a motion to adjourn this application to the April meeting? Is there a second? Second. All in favor? Aye. Aye. Any opposed? Okay, so we will be hearing this item. We'll see you in back here next month. Thank you again to members of the public. Okay We're still Ladies and gentlemen, I just want to note that we do have other items on our agenda this evening so if you could quietly exit the room, that would be appreciated. Okay, we do have additional business to cover this evening so I would ask that please exit quietly and quickly to the back so that we can call the next application. Okay. Item 2.5, item 2.5, application PB3-2025 by Iona University for site plan approval to create an open, thank you, to create an open green space at 715 North Avenue, block 1,000, 5.1, and an R1-15 and R2-7 zone district. Again, please exit quietly. We have to move on to the. Okay. Okay. Okay. Okay. Guess. One of it. One of it. I remember getting the phone. Sorry. Sorry. Sorry. Sorry. Sorry. Sorry. Sorry. Sorry. Sorry. Sorry. Sorry. Sorry. Sorry. Sorry. Sorry. Sorry.. Thank you. Okay. Go ahead. Good evening, Madam Chair. Again, members of the board, Mark Weingarten, partner in Delbello, Denel and Weingarten-wise and Weedaker, and it is really my pleasure to be here representing Iona University to talk about open green space. Hopefully, we'll have everybody feeling that way in the show. But I am here to talk about Ioni University's request for site plan approval to permit the improvement of a 4.3 acre portion of its main campus located at 7.15 North Avenue. The 4.3 acres consists of properties formerly known as 33 and 45 beach Mont Drive and 41 and 53 Montgomery Place. These four lots were recently merged into the main campus by a special permit issued by your city council, pursuant to section 331-91 of the city zoning ordinance. Iona proposes a plan to build beautiful green space to enhance this area of its bucala campus which you'll see in a moment. I'm joined this evening by Michael Smariglio, the Vice President of Facilities and Campus Operations of Iona, as well as Chris Tremoltolo, who you'll hear from in a moment from alloy design studios, our architects, and landscape architects. As you all know, and just to be brief, Iona opened at this very location more than 80 years ago and is now recognized as a leader in higher education with a diverse student population housed at both its New Rochelle and now Bronxville campuses. During the special permit process of this application, we reached out and had discussions with our neighbors and their representatives from the Beachmont Association. The neighbors strongly objected to the original plan which included pickleball courts based on noise concerns. Despite the growing popularity of the sport and the requests from our students, we removed that request and that plan from the plans we have and limited the plan to pass it open space. And that was the approval of the special permit. In connection with the special permit request, we appeared before this board and showed you the revised plan without the Pickleball court, and that is exactly what's before you tonight. It has not changed. On November 14, 2024, this board issued a letter supporting Ionis request for the issuance of the special permit. After concluding its coordinated seek a review on January 14th of this year, the City Council adopted a negative declaration of environmental significance and issued the special permit. As shown on the plans, the upper green project creates upper green open space, designed to serve as an extension of the serene and contemplative area surrounding Edmund Rice Chapel, and it also includes for our students a meditation grotto. The project also consists of extensive landscaping features, the relocations of an existing facilities yard, and the definition of a cottage to make room for more of the open space. So at this point, I'd like to turn it over to Chris, I'll walk you through the plans. Thank you. Thank you. Good evening, planning board. My name is Chris Tremitola. I'm an architect and landscape architect for Ally Design Studio. We've been working with Iona and the community there to create a open space here that has many aspects that I'll walk through with these plans and renderings. This image here shows the overall campus of red for Ionia University and the green lines there are the properties that we're looking at specifically tonight. On the site, as proposed, with this plan, is a passive recreational site. So this is open space for casual use that is inward facing towards the campus. So when we look at the next plan, you can see on the very left of the screen is the high point of the site, which is near beachmont, and it slopes consistently and quite steeply in certain locations into the campus, making this an amphitheater facing in. It's not actually an amphitheater, but imagine an amphitheater facing in towards the campus and away from the public. So there's no actual visibility on the very left of the screen that you can see two vehicles on the road that have no visibility into the campus there. In addition to that slope, we are adding a vegetative buffer along that edge. And along the slope down from that upper green towards the field, there will be creating a natural pollination corridor open meadow. Up in on the main space where the chapel rests as well, we'll be creating an open space for the students to, again, passive recreation, along with some seat walls that encircle the space, as you can see on the right there, add that face back into the academic buildings on the left. A view down to the athletic field from this site will be enhanced by removing and uninhabited cottage as Mr. Wiengarten referenced, as well as burying certain utility lines that are there that are feeding that cottage to be removed. Vision from up above, this was where the pickleball courts were originally located. Now is a more bucolic pastoral lawn area at the top there that will echo the same passive recreational notion of the main space just below. And on the left here you can see that chapel that is existing. Materials for the plan, I should mention before I go on to this, that the existing site in the center of this area at the moment, essentially where this image is taken, is of a derelict maintenance yard at the moment that has various pieces of temporary fencing, stockpiles of gravel and salt material for the winter, and has expanded over time to be not only inefficient, but an eye sore for the campus. The purpose of this project is to relieve both of those issues, and as part of that project, if I go back to the plan here, on the right side of this, where that part of that yard is, you can see, if I put, you can see this mouse, is that right? Yes. Yes. This area is currently a maintenance yard that has been sprawling out down the slope, as well as around the corner in this zone. What we're showing here is to rebuild a new salt shed that to take down the existing structure that's there that is improperly located makes it a very inefficient process and putting up new handsome wood fencing that goes across the front here with sliding metal gates instead of a chain link swing gate that because of a slope requires that it swings out and often is kind of blowing in the wind for a lack of a better term and placing some vegetative screening there as well because it's up on the top of the hill this will help screen out out those facilities and functions compared to what is being currently performed. By making that section more efficient, we were able to pull back the entirety of the maintenance yard that is currently located in this section, which is a very unfortunately located next to the handsome chapel. So this project will bring beauty to this site that has been derelict for quite a number of years. To go roll through the images again, the materials being proposed for the wood fencing, we have a wood slat fence horizontal where this will be a very handsome six foot tall fence with vegetation in front of it. Natural stone walls, as I mentioned, a pollination corridor for the meadow and low voltage baller for the paths. And I'm sorry, the pickleball court picture should not be there, but you could ignore that. And natural planting. And just for reference, this image shows the area that we have those path lightings if that was of interest. I know that topic had come up previously. We're showing, and this is a campus safety issue, we're showing consistent safe lighting on the major paths. Not every path has path lighting, but the major pass-throughs through the site will have that. And again, you can see that the cutoff for lighting essentially, other than a staircase that's here, that has to be lit for safety reasons. The lighting does not essentially go past the chapel area. So we're a consistent distance of, I don't want to give a wrong number, but a consistent distance from Beachmont. And it's down lighting. It's, ballered lighting is 30 inches high to the light source. And there are, based on the project, we are putting a two or three, I would have to check the plan here. Area lights that are replacing existing lights down on the roadway that are all the way down on the southern end of the project area. Staying on the lighting, I notice some uplights in the plan. Can you just address dark sky with those uplights? Yes. So along the edge of this circle here, we have a concentric ring of trees as well, native trees that we would be highlighting as part of an accent. Now this is part of the chapel as well. Those trees break and are to the right and left of that chapel entrance. So as you come into the site, the entrance to the chapel is flanked by these trees. And the chapel itself as well as each of those trees that accentuate that frame that view would be getting an uplight. Those uplights are dark sky compliant. They're shielded. So they have a 45 degree shield on all of those uplights. So it's technically, it's noted as an uplight flood, but it is dark sky compliant. It's a little bit of a, you know, a odd situation. But... Other comments or questions from members of the board on this application? We did have the opportunity to discuss this at our technical meeting. There was a note about retaining walls. Could you, is it only stone walls, which are the retaining walls or are or other materials that you're proposing? We had a Mesa wall or Mesa as a product, but a modular block concrete wall previously. When we had the pickle ball courts because those walls were invisible, they wouldn't be seen by the public or the college. So we used a more economical material for those walls. When the Pickleball courts came out, those walls came out as well. So the only walls remaining at the moment are natural, bolder walls. And do you anticipate any groups in this school to be using this space like in any kind of organized way? And would the university kind of require a permit to be issued or permission for a particular size of groups that would kind of convene to use this space. I'll defer to Mike. Hi, Mike's Marguerglio Vice President, Senior Vice President of Facilities and Operations. We don't anticipate it on issuing permits. However, we would encourage classrooms to go out there for instruction or seminars, things like that. It's really going to be used as a casual space and there's meditative areas as well. We don't foresee issuing permits for the space, but you know, that we're not saying we're not going to, we just haven't thought about that yet. What other events in your other green space is occur during the school year? And maybe specifically noisy and loud events? Right now we have the homecoming is a very large event that's campus wide. That occurs in an area adjacent to this right now and the field area, something that we call Murphy Green which is in the center of the space of our campus as well, and in the Montgomery lot. So we have events there. Our games, outdoors, are held on the, we'll call it the soccer field, but we play lacrosse there as well. So there's a large contingency there as well, up on our Murphy Green, which is now going to be our entrance into our new dining hall. We have several events in terms of our summer or end of school year cookout for the staff and faculty. It's a daytime event, so very seldom are there evening or nighttime events. Other than down in the soccer field area, we have what we call gale gates. And those are right before our basketball games. Where are the students protest, participate in any kind of civil unrest currently? Currently we've been fortunate enough not to have any of those events. If students were to plan those events, there is a permit that they would need to fill out. And that would happen in the middle of campus based on our protocol that we've developed during the civil unrest events that happened last year. Not at our school, though. Is there still a summer camp that operates out of Iona and would they be using this space as well? They the summer camps primarily use our sporting areas. They wouldn't be inhibited from using this space. They use a portion of that space now. There's a small grass area there where they have a blow-up pool that they use. So we would assume that they would use a portion of the screen space during daytime hours. Other questions, comments? No, I make a little comment. I've the stones through, I'm the closest of the people you see. I hear you fairly often. I actually like it. It's not overwhelming. And I like it when you win. I watch softball games frequently because I'm a two minute walk from that field, which has been done nicely. I compliment you actually, I think, for my observation of what the campus looks like now compared to what it looked like when I moved in 35 years ago, it's improved. So keep up the good work. I listen to comments from the public, I like to hear them, of course. But I'm glad, no pickleball. And I'm a pickleball player, even with that, glad you're not having pickleball. My wife, by the way, does meditation, maybe she will take advantage of what you're offering there. I don't know. She'll need a permit. Yeah, with a permit. No. OK. So at this time, I'd like to open up this application to members of the public who'd like to comment. Is there anyone here from the public who'd like to comment on this application? Yes, sir. Just state your name and address for the record when you come to the podium. Hi. Bill Stump, 4-4,mont Drive. I live directly across from the application. I've been very close with Iona College now for 50 plus years, and I agree with the gentleman up there. Iona has done wonderful things. On this particular application, I serve also on the board of the Beachmont Association of which our chair is also here tonight. We want to thank Iona College and Mike for making significant changes to the application which did remove the Pickleball courts and a few other things in the original concepts and design that was presented. We appreciate Iona coming to the community, working with us on this and having another win-win. Over the years, the Beachmont Association has worked very closely with the college on projects from dormitories to science buildings to athletic facilities and so forth. And this is another example I think of when Aona approaches us we can work something out and everybody's a winner. So with the green space application we think this is a winner and we wish the college a lot of luck with it. Thank you. Thank you very much for that comment. Are there other members of the public who'd like to call it, yes sir. Search Vector, 25 Leroid Place. Aiono College has a wonderful campus, visited a couple couple times. I think this is a great project that redevelopes under use space. I think it has only one kind of deficiency, is that it's not in the downtown zone. We would love to see it in the downtown zone. If I own a college, it wants to find any property. It can work with the committee to find it, but I encourage this sort of development to, and this approach to continue into other downtown zone projects that you heard about earlier. Thank you. Thank you for that comment. Are there other members of the public who'd like to comment on this application and its current location? No? Okay. Oh yes. Come on. Hello. My name is Susan Rock and I live at 26 prior terrorists. I'm sorry. I'm sorry. Hello. My name is Susan Rock and I live at 26 prior terrorists. My question is going to be the property Montgomery place. How does that impact? Will it impact? I'm sorry. Just speaking to my wife. I'm sorry. Will it impact the road of Montgomery place at all with traffic going into that area? Okay, thank you. We'll have that applicant respond. Okay, after the other. Thank you. Are there other comments from members of the public on this application? Yes, sir. I'm sorry, can you go to the microphone just to your name and address for the record? I'm Jim Martin, I live at 51. I want to now review about two blocks from the IONA campus and it's really just a question of the reference points on this. If you could explain the perimeter, I assume that this is Beachmont Drive up to the top that Montgomery Place who just out of view on the far right Okay, I just had never a good reference, but thank you Thank you Any other comments from members of the public on this application Okay hearing none I'm gonna close the public comment and invite the applicant back up. I think there is just a question about the impact on Montgomery Place. From what I see, there is no impact at all. There is no traffic being generated by this. It's to be utilized by the students who are ready at the campus, the faculty, the staff, and that's who's gonna be using it. So there's no particular additional traffic that will be utilized as a result of this project. So it would not have an impact on Montgomery. No change in curb cuts on the public. And no change to curb cuts parking or anything else with respect to this proposal. Great, thank you. Benito, do you want to go through the suggested conditions of approval? Sure. Number one, any damage to the city right away during construction shall be remedied to the satisfaction department of public works. Two, the applicant shall comply with the guidelines set by the nurse shall fire department as appropriate. Are those conditions acceptable to the applicant? They are, Madam Chair. Okay, great. Can I have a motion for site plan approval? So moved. Is there a second? Second. All in favor? Aye. Aye. Any opposed? Motion passes. Thank you very much. Good luck with the project. Madam Chair. Yes. I would just like to personally thank the college and the neighborhood association and the city council for working together to resolve whatever differences they had on this project. And it made it an easier approval process by doing that leg work up front. So thank you all for being part of this process. Here here, I'd like to echo that. Thank you. Okay, next item on the agenda is item 2.6, application PB4-2025 by Mary Scott. Versight plan approval to construct a new single family dwelling at 138 Mount Joy Place slot B, Block 1556, slot 61B, and an R1-7.5 Zoned District. Good evening, I'm Mary Scott, the architect for the project, Nick Gerrardy, the owners here as well, owner and developer. We were here last September to get a planning board approval to subdivide this lot. Okay, so right now 138, Mount Joy Place, I didn't mean to do that, sorry. Hold on, let me go back. Okay, there's a property here in Mount Joy Place, and there's a regional house built in the 1920s, had a large side yard and a garage. And our original subdivision request was to create two buildable lots, to renovate the existing house, and then to create a new house. We tried to be in keeping with the other houses on Mount Joy, fairly small lots, pretty houses. This is the house that's on the lot now that we're renovating. As you as you go down the line you see a lot of tutor style houses, some colonials. This is the lot. Here where the new house will be, the driveway will actually be in the same location. And then next door there's a long driveway that goes back and this is a two-family house here. These are the houses across the street. So you can see they're smaller colonial's. And then, how do I make it smaller? Okay, I'm sorry, okay. Let me go back now. So here actually is the site plan of the two properties, the house that we're renovating. And this is the site for the new house, which is pretty much in keeping size wise and footprint wise with the existing house. And... Okay. I'm sorry. I'm a Mac person, I have trouble with you. So here is actually the first floor. This is the two-core garage. The entry to the house. It's an office dining room. And then kind of a combination family kitchen eating area in the middle. The second floor, there are four bedrooms, the primary bedroom and bath, and then the other three bedrooms and their bathrooms. And, let me go back. Okay, hold on. I'm sorry. I'm trying to get... Okay, so here's the front of the house. I can't touch anything, I screw it up. Okay. We wanted to make it a tutor style, a stucco, and framing similar to what you see on a lot of the houses on the street. Kind of the gable within the gable, which is kind of a tutor style roof line. We did this little swoop over the front door with a small arch. So, although it's going to be an up-to-date contemporary interior, we wanted the exterior to kind of fit in with the street and we tried to use the materials proper for that. And so, same materials throughout all the different facades, the stucco? Yes, exactly. So, it's stucco and then frames, which will be actually out of Azec and painted. And this is the back. This is the side that faces, this is the closest neighbor on this side of the house. So we kind of kept it kind of private. This is it's the driveway and then it looks into the two family house. And this is the planting plan where, you know, screening on the two sides and across the back. And what you be, what you be removing any existing. We took out a couple of trees, but that's compensated in the pot my landscape, the proposed native plant list. So we're compensating for the cowl. I'll press. And that's pretty much it. Just to mention, the engineer now was working on doing the drainage plan for the cultic locations. So that's not yet completed? Correct. Okay. And did you receive any comments from peer architect? They looked at, I mean, it was the most positive review I've seen. So. Okay. Other comments or questions from members of the board on this application? No, just to clarify that driveway, you're going to use the existing driveway and just kind of shorten it to go right into the garage. Yeah, it's attached garage. The curb cut is similar to where the curb cut is. But you're right, we're going right into a garage as opposed to the long drive way that's there now. Okay, great. And to clarify, your subdivision plan had a 18 foot wide curb cut. This plan shows a 12 foot wide. What's your intention? A 12 foot wide curb cut. Oh, 18 foot. Carp cut. I know, did. It's a 12 on your plans on the screen. I think that, oh, well, there was, let me see. On this one? Sorry. All right. I'm not seeing the 12, but I may be wrong. It looks like on the bottom right, yeah, the bottom right there. That looks like it's the original curb cut, existing curb cut as proposed. Yeah, you didn't go straight out with a two vehicle wide drive. You have to speak into the mic, I'm sorry. You know, the idea was to kind of get it back into what the existing curb cut is. So it's wide there. Yeah. So the drive- I'm sorry. Can you just state your name further? Yeah. Nictra Roddy. I'm the owner of the property. The driveway right now where it sits, I'm not sure if it even complies being three feet away from the property line. So if it doesn't comply, we will be moving it over. So it's three feet from the property line and it will have an 18 foot curb cut and it will sweep into the driveway, into the garage. Our most driveways on that street, 18 foot wide curb cuts and my concern is just parking and reducing parking availability by a wider curb cut. So in that particular area it will not affect the parking because there's a hydrogen to the right of it so on the no circumstances will it affect any additional parking. Your proposal doesn't have anything about exterior lighting I just want to remind about shielded lighting and flood lighting that's directed towards the ground if you do place that for your neighbors. We would be we have not included a lighting plan exterior lighting but it's certainly sensitive to the neighbors and to the homeowners. existing garage is be demolished. And yes, the existing house will not have a garage or a driveway. The existing house is actually going to have a parking space, a two car tandem parking space to the left side because we couldn't, we didn't want to mess up the house and we're actually over the allowable square footage for that lot. So by doing a tandem parking space we can accommodate at least two cars. It's through deciding a driveway. Correct. Okay. And that was part of why the setback on that side is 15 feet so we could get room for the car and, you know, a buffer space. And then on the new house, we have 12 feet on that side. So we're like 27 feet away from the house to house. Yeah. Okay. So any other comments or questions from members of the board on this application Just maybe a question for Paul. Paul, you'll be dealing with the site drainage and the driveway runoff in your review. We can add it as a condition for staff review. Sure, you can do that. We don't have a problem with that. We usually, we usually clarify our per test. We get calculations so that all the impervious services are dealt with onsite. And they'll be installing. I would assume you'll be installing drywalls. Yes. Yes we will. We are rain garden or some way to control the surface runoff. Yeah. So we're going to be using fringey on engineering out of Connecticut. He's worked on several projects in Newer Shelf for us. So he'll be dealing with the drainage and it will consist of cult texts. All the leaders will be connected, driveway drain, all of them will be connected. The perk test will perform last week. Once we get those results, we'll know exactly how many I- How do I also have it? Yep. Okay. I think you. I think all of that will be covered in the course of their building permit. So I don't know if we need to add a condition, but it unless. Because we usually see the drainage plan as part of site plan though. I mean, you can add it as a condition. Yeah. Sure. Abinita, do you want to go through the other suggested conditions of approval? Oh. I'm going to go through the other suggested conditions of approval. Oh, sorry. At this time, I'd like to open up this application to the public for comment. Is there anyone here from the public? Come on down. State your name and address for the record please. Thank you for letting me speak. My name is Lee Minjone. I live at 158 Moulinjoy Place and I see the construction up the road. I personally think it fits in with the character of the neighborhood. They're just taking a double lot and making it into two lots and that's pretty much what the entire street is. I just have one comment and I don't know if I could ask the builder to do it, the developer or the developer with the city and to be fair there's never been a curb in front of those two lots but there was at least some soil there. Now there is no soil left. And it's because there never was a curb. And what's happened is the activity from the cars and the trucks and everybody coming has worn it down even more. So now it's kind of, it's a trench. And I don't know if they plan to put in a curb or if that's their responsibility. But what's happening is the trench is now about two feet deep. And if cars park near there, they fall's the responsibility. But what's happening is the trenches and I'm about two feet deep, and if cars park near there, they can fall into the trench. They sort of end up parked like that. A lot of the silt and stone is washing down the street. It's ending up in front of my house, which is 158 and my neighbors who are also in the Mount Joy Association with me. It's just big pile. It always washed down because it was never a curb there, but now it's gotten quite extreme. So I think a great addition for the developer would be to put in a curb so that that would stop happening. And that's really all I have to say. Thank you for your time. I appreciate it. Great. Thank you very much for your comment. Is there anybody else here from the public who'd like to comment on this application? Nandex, that I can. I'm just one of the, sorry, just wait one minute. Is there anybody else here from the public? Would you like to comment? OK, hearing none, I'll close the public comment and invite the applicant to respond. It is one of the conditions that was. Yeah, so part of the subdivision approval is that I've got to replace the curb on the entire section of the two lots, which will be not the, not the curb, the sidewalks. The street does not have any curbing. The street was just recently paved and there isn't any curbing on that entire side of the road. So putting a curb in with, with, with the tour everything and wouldn't even work because of the fact the way the road is designed it's got a sidewalk and then it's got a grass swell between the blacktop and the between the blacktop and the sidewalk. Obviously with construction going on there is some erosion but the erosion has primarily been just an ongoing item there because there's about a foot and a half of grass between the asphalt and the sidewalk. When we redo the sidewalk, which we plan on filing for 138 in the next week or so, for a curb cut and the replacement of the sidewalk, we will restore the lawn in that area and create a swell so that I have no problem putting gravel. But I don't think a curb will be conducive to that street because there is no curb. It's not a typical street where you have a six inch concrete curb that we've done on a million projects on Donnie Brook and Colonial. This street does not have that curb detail, whether it be granite or concrete. Okay, because we do have been either a condition listed for installation of a curb. So I don't know. Yeah, I mean, that's it. We kind of have a standard condition, like that from DPW to cover all those different elements. And I mean, that's something that the applicant will have to work through with DPW and if they for whatever reasons decide that it's appropriate. If they decide that a curb would suit that I have no problem doing it. The road was just recently paved from Eastchester to I believe that it's Mayflower all the way across and there isn't a curb on that entire side and what you do have is just the curb, I mean the asphalt hitting the grass. Yeah. So when I file for the curb, I mean for the sidewalk replacement at 138 any upcoming weeks, I'll have the engineer or someone at DB tell me you come out and if they determine the curb can be installed, I have no problem doing that. It would appear on the review that uphill of you does have curbs almost nearly to the church. Probably the probably the church, but downhill does not. So whatever I do is not going to resolve the problems downhill. I'm sorry, did you want to add something? We can if we're going to hear. Understood, sir. Understood. Okay. That being said, I'll do whatever the T- T- T- T- T- T- T- T- T- T- We can if we're going to hear. Understood. Understood sir. Understood. Okay. But that being said I'll do whatever the DBW recommends. So Benito with that. Do you want to go through the conditions for approval? Sure. All work within the city of Nershal right away. I'll conform to the Department of Public Work, standard detail, and we'll require DPW permits. DPW permits may include but are not limited to curb cuts, concrete sidewalks, drop curbs and driveway aprons, street openings and tree removals too. Any damage to the city right away during construction shall be remedied to the satisfaction of the Department of Public Works. Three, the WSS Accounting Department of Health may require a will serve letter from the City of Naurishal prior to the approval of the project. Before the City of Naurishal can issue the letter, the applicant shall submit a design report stating the proposed average daily design flow and peak design flow so that the public works can confirm, can confirm that there's adequate capacity for the project to connect to the sanitary sewer system. Number four, the applicant shall install a new curb in accordance to city standard along the entire property frontage, which will require DPW permits. Number five, the applicant shall construct the driveway and accordance with city standards and will require the APW permits. Number six, the applicant shall repair any sidewalk defects and repair, and repair work shall conform to the APW standard detail and will require the APW permits. Number seven. Just want to interrupt one second. So we modified just this condition. That being needed is about to read from what you have drafted here just so you know. Number seven, the applicant shall comply with the fire code as appropriate. And are we adding the lighting as well? Dranage. Dranage, okay. Number eight, the applicant shall provide drainage plan for review by the building department prior to the issuance of a building permit. And the conditions are acceptable to the applicant? Yeah, I just want to clarify two conditions. The willingness to serve letters. We have submitted those with the plan, so is that those two items taken care of? They're taking care of. Yes. And then just carried on. Just carry it. It's just going to be from the subdivision. Subdivision approval to that fair enough. And as far as the curb is that a definite that I'll be doing the curb is something I will be visiting. It was a comment that we received from them. And you can as you go through your permissible. OK. That have item 3.2 extension request for application PB3-2024 by Daniel Winter for previously approved site plan approval to add a one story take out only sandwich shop on the same lot as an existing structure on 55 Waman Avenue block 550 lot 60 in LSR dash one zone district. We had the presentation on city staff development projects during our technical meeting this past Friday. Sorry. If you were waiting for that, I'm so sorry. Apologies, apologies. Yeah, we should have announced at the beginning. Okay, anyway, 3.2, Kevin Dewey. Are you? It's just we received an extension request from the applicants. No, I think they're with a week. We've been fully close to getting their permit, but they're able to I've lapsed so I can't issue the permit unless we re- and say them. It's a one year. It'll be okay in a few months, but to be ultra safe. Yep. Okay. Can I have a motion to grant the extension request? So moved. Is there a second? Second. All in favor. Aye. opposed Okay extension granted item 3.3 extension request for application PB 11-2024 by Giovanni Zapata R.A. for previously approved for previously to remove illegal dwelling units on second floor and legalized construction of second floor within the existing building and approval of alteration of interior and exterior parking and loading layout at 24 Pleasant Street block 903, lot 26 and in L.I. Zone District. Kevin, do you have anything on this just one year? Yeah. First extension. Correct. Okay. Can I have a motion to approve this extension request? So moved. Is there a second? Second. All in favor? Aye. Aye. Extension request is approved. Can I have a motion to adjourn? So moved. Is there a second? Second. All in favor. Aye. We are adjourned. Thank you very much for coming out. Appreciate it. shit.