you you you you you you you you you you you you you you you you you you you you you you you you you you you you you you you Thank you. Good evening and welcome to the April 22nd, 2025 meeting of the City of Nureshow Planning Board. Before we get started this evening, I just want to acknowledge with great sadness that We are a great woman down for the planning board meeting this evening. Our beloved and long time planning board member, Mary E. Smith passed away on March 27th, 2025 at the age of 91. She served as a faithful member of the City of Newer Shales planning board for over two decades. An exemplary service record exceeded only by our own Dr. Lipow. Her funeral service was held on Friday, April 4th at Bethesda Baptist Church in Newer Shale. For those of us who were able to attend, we were regaled with incredible stories of Mary's impact on the lives of literally countless individuals, family members, students, community members, sorority sisters, compatriots in the NAACP and more. Her kindness of heart, generosity of spirit, and joyful, and energetic desire to participate, contribute, and to literally show up like she did reliably every month for the planning board over her many, many years of service was on display and properly celebrated. Let's just be clear, Mary was 91 years old serving her community and admirably and Abley representing their interests up until her last planning board meeting in February of this year. serving her community and admirably and ably representing their interests up until her last planning board meeting in February of this year. Her infectious smile and warmth of spirit will be sorely missed by us all. Meshie Rust and Peace. Okay. With that, it just would like to announce, so we have two portions to our planning board meeting. The first section of our meeting consists of public hearing items. For those items, we will call the item. The applicant will come to the podium to present their application. Members of the planning board will have an opportunity to ask questions at which point we'll open those applications up to members of the public who may want to comment on those applications. The second portion of our meeting consists of referral items. You're welcome to stay for that portion of the meeting, but it's not open. Those items are not open to public comment. Before we get started, there are three items that have been adjourned. Item 2.1, which is Application PB26-2023 by Guild Capital LLC for Site Plan Approval to construct a single family dwelling on premium point road and in R1-10A zone district is adjourned until further notice. Item 2.2 Application PB 18-2024 by MJ Garden LLC for site plan approval for the final phase construction of a new 28 story And lastly, item 2.4, application PB32-2024 by Crossroads Center LLC to demolish four buildings and construct a new 28th story mixed use residential and commercial building located at 570 Main Street in a DB-slash DO2 Zone District is also adjourned to the May meeting. if you are here for any of those items, they will not be heard this evening. Okay, with that, I will ask. Can we call roll please? Sure chair Sarah Dodds Brown. Here Jim Brown. Here is about Kuala Marquez is out. Doug Housen here. Walter out Kate Mercado here and staff members with us today Jeff Braim Deputy Corporation Council Joe Guglielmo, a plan plan examiner Kevin Kane, director of planning sustainability and the state of the state of the state of the state of the state of the state of the state of the state of the state of the state of the state of the state of the state of the state of the state of the state of the existing non-conforming parking lot accessory to an existing professional office building at 175 Memorial Highway block 1207 lot 5 in an RMF-0.7 zone district. Good evening, members of the board. My name is Robert Keeler. I'm a registered architect. I'm here on behalf of Medical Vision LLC, the owners of 175 Memorial Highway. Just to give you a brief history and a little more information about this parking lot, it was originally had a site plan approval I believe in 86 and there was two accessory lots that were connected with the conversion, I believe it was a YMCA gym previously, and it was converted to the medical building it currently is now. So there are two accessory lots, one on Lockwood Avenue, and one adjacent to 175 on Burlington Lane, the corner of Memorial Highway. At the time of the original site plan approval, there was a total number of parking spots of 189. And we've had to relocate some of them with the alterations to the gate that was installed with that apartment. So we're working with the building department to resolve that issue and we're proposing the modifications to the gate for all the proper clearances, planting buffers and whatnot. So this is just the overall site plan showing. This is Memorial Highway right here. This is Lockwood Ave here and Burlington Lane. This is the main access to the main parking lot for 175 Memorial Highway. And that is the location of the gate in question as far as the violation is concerned. Here are a couple images of, sorry. So this is standing across the street on Burlington Lane facing the two gates. There's an entrance and an exit gate along with a fence that was installed. Part of this application is proposed relocation of that fence, five feet back from the property line, which will create a planting buffer. We are proposing some evergreens, our roboties, those type of plants to be planted in that buffer zone, which is part of the zoning requirements. In addition to that, we will be relocating, as I mentioned, three parking spots in order to achieve, there's an 18 foot clearance when you're pulling off the straight, not from the property line to the gate. The gate itself is also gonna be relocated to accommodate the minimum of 18 feet requirement from the property line. So the sidewalk doesn't get blocked with any cars and whatnot. So a car will be able to cue fully off the street up to the gate and not block the sidewalk. Correct. And that is likewise with the exit gate. We've had to relocate some parking spots because if you are standing in the queue waiting to leave, you wouldn't be able to get out. So again, there's three total spots that have been eliminated. Sorry, I'm not good with this. So again, this is Burlington Lane here. This is the planting area. This is the entrance gate and the exit gate. These three blue spots here are the relocated spots on the existing 175s parcel. So you're adding the spots there. So if you, this one, two, and three spots are no longer gonna be usable. And so those are the three that are being eliminated. Uh, if you this one two and three spots are no longer going to be usable. And so those are the three that are being eliminated. If you, I don't know if you're familiar with the parking lot, it is a tight. Tight, very tight. But it is good for the community obviously. There's a left bed there and at the corner of the property just adjacent to 175, there's a church beyond there is where the located spots are gonna be we worked with the building department to make sure we had all the proper clearances for those three relocated spots so what's in those what's in that space today there were no spots there just it was empty space correct just not striped I know at one point in time there was a minor fire and there was an MRI machine trailer that was out there at one point in time over the years. So again this is the proposed entrance, the existing entrance and we're going to be relocating that gate to maintain the requirement of a minimum of 18 feet. There's been some plantings and overall upkeep on the memorial highway side of the building and Burlington Lane. So we're just going to continue that down by moving that fence back and this is going to be that five foot planting buffer here. And three planting beds will be added? Correct. So it looks like where you have one of the planting beds located, there's actually like a little gate house or something. I'm looking at the site photo. Oh, sorry. Just trying to reconcile that with what you have on the. What you have on the, I guess it's the tickets. I don't know if it's the ticket station. Yeah, that little white house on the left. So that is, there was before the automated gate and the ticketing system, there was a attended that would take payment at that basically a guard post, a much more attended post. That is proposed to be removed in this application as well. So that will be demolished. Yes. So that's how you gain space for the planting bed. Correct. So completely removed. There's a generator there right behind that. Yeah. So just the brick building. No more white. Just this high thing that doesn't really fit in there. That'll be gone. So I believe I pretty much cover the basic garden booth. I see. But we're proposing. I would seek to much covered the guard. Proposing. I will see if there's any more questions. I'm happy to discuss them. Okay. Any questions or comments from members of the board on this application? I have a question in the small sliver on the back of your site plan. I think it would be where you're showing your planting so that would be a dash three on Lockwood Avenue. So maybe one step back and if you look at the top there, it's hard to discern where the property line actually is but it seems like it's like a. So this portion, it's complicated to say the least. This portion here was actually at least from the church. I don't know if it was part of the original site plan approval back in 86. But I know it's been for 30 or 40 years. That's no longer in place at this point in time understanding. So what we did instead of having it on both sides and off of 175 is a lot. We worked with the building department and the planning department in order to just kind of achieve the buffer, the planting buffer, and the screening for the zoning requirements, as much as we could without, you know, overstepping our boundaries onto anybody else's property. So my question specific to the five foot planting buffer, it appears that it's proposed on the Lutheran Church's property. Am I reading that correctly? You're going from asphalt edge almost to your property line. So this is the property for 175. If you can follow that there. Right. It comes up into Lockwood and then comes that down. This is the corner and then it returns back. And I understand that. The middle property line between the two lots going back towards memorial. So what I'm seeing is there's about six feet, five feet of planter outside of that property line boundary. Is that what I'm seeing there? No, that's within the property. It's within your property. The property line is basically that's shown as a sidewalk line. The kind of should, it reads as a sidewalk line there. I think what you're picking up is actually just the markings of the existing parking spots. It might be helpful if you zoom in. Yeah, you have like which line is the property line. There's a line that has little circles in it. So the last tree on the right hand side is that on your property? Is it the dark black line? That's the property line. It's the dark black line. Yeah, so this is the property line here. Yeah. That was just... I just think there's a little overstretch there. We can just certain clarify that in any conditions that will work with the planning department. Looks like the parking spaces extend beyond the property line as well. That's all, there was a little more history here. There is a lease with this church as well. Yeah. And there are, we're only showing two here, but there, I think we're originally five kind of parallel parking spots along this side of the church. So that may be why maybe it was part and again there's a lot of leases and a lot of my big grade type thing as far as where that property line is and why those the heads of those parking spots are about three feet or so over. I mean, I think screening for Mass Vault Edge is a good idea as long as the Lutheran Church doesn't, is okay with you planning something on there. We have no objection to pulling that back and making sure that it's on 175 property, I don't know. Maybe that's just a condition we've had just to make sure we're clear on the property line. On the exit out on the Burling Lane side, how tall do you anticipate those trees to grow as a car is exiting? So they will be planted at 448 inches tall at 5 feet on center. And obviously, I guess it's no 4 foot 6 on center, I apologize. And is, okay, I'm asking if it might obstruct pedestrian traffic. Do you have any sort of mirror system that you're planning on putting at that? So the height of those are verbites. And the greens will be the height of that existing fence that you've seen in the photos. It will be higher than that. Okay. That's a fork of fence as well. So are there any sort of mirrors that are going to be added to the side or the the the the the the of author by moving that into the property. Okay. Five feet. Because right now that fence is actually on the property line. We're gonna create that five foot buffer by moving that into the parking lot. Hence also leading to some of the spots. So once the gate clears and the car clears the trees, you'll still have space before the car is entering the sidewalk? Correct. So when the exit gates here, that will raise it. Then you can start pulling out, but you're sitting high. I mean, I guess the bushes five to six feet maybe a. To your point, though, Kate, the bushes will be on the street side of where that gate will be. I mean, we want to be a proposed to having any conditions as far as maintenance, making sure that they are trimmed so that there are no obstructions. Amir has been mentioned with the building department or the planning department at this time, but we would be open to any additional conditions. I don't think we'd have any issues with that. So maintenance of bushes to maintain sightlines and consult with city staff city staff to consider whether one thing I should add a mayor's appropriate added the notes recently We had some comments from The public works. I believe it was the engine the Bureau of Engineering and traffic bureau so Burling lane's gonna be turning into a oneway street. I'm not sure exactly the timeline with that. But on both Burling Lane, so the accessory lot on the corner of Burling Lane and Memorial Highway, that'll have a no left turn signed installed in but right next to the gate. And likewise for 175 Memorial Highway, the exit will have a no right turn signpost as well. So that should help cut down on any issues with the shrubs as well. With traffic, right? And yeah, from a pedestrian perspective, I still just have you consult with city staff and see. Okay. Spot 16 does seem to be very tight. So if you're pulling out of spot 16, you're presumably leaving to burling lane side. I think backing up is going to be fairly difficult and even then making a 180 degree turn. You have any turning radius ideas there or... It overlaps the end of 33 so you really can't even back straight out without maneuvering So 16s in the corner of where the M1 the ones that we really look yeah used to be So 16 years and as far as backing up and being able to pull in this direction I mean are there any compact car spaces or could that can be the standard spaces which replace the other ones I believe the they're 18 feet by 8 1,5 feet. So they are relatively compact for a standard space. I believe they're typically 9 by up to 20. Yeah. But this does meet the zoning requirements and the building requirements requirements. Does it meet aisle with requirements between the end of 16 and the side of 33 here and the left to right dimension at the end of 16 left side of 33 So this aisle is 24 foot six now and we're bumping it into I believe that's 12 feet. I may have that. I mean, I think what I'm seeing is maybe a one foot deficiency of clear space behind 16. I don't know if it's possible to slide 18 over 16, 17 down. kind of alleviate some of those pinch points, but it does seem very tight to get in and out of 16. And again, I think you're probably four foot short of a two-way aisle in that particular bottleneck area. I mean, we could work, I really maybe trying to ship them down a little bit more. Obviously it was a tough space to kind of relocate those. The whole idea was to keep the three spaces and not eliminate any. It's a good call out because the spaces up above the heads pull out. It's a their deeper spaces. So that's where the measurement, the 24, 6 measurement is taken. Is further up that dry vial? Yeah, no, you guys are right. One through 15 is. Yeah, and then 16 and 17. Shut out. So there's no measurement of the aisle right there. So that might be just something for staff to look at. What is the depth of that stall? 16? 18 feet. I mean, a compact car, I think is eight and a half by 15 feet. So that could start to leave. I mean, we could designate that. If the condition is to label it as compact parking. Yeah, maybe I think that may be reasonable. Yeah, it would be a consult with city staff to see if that's appropriate for that space. Yeah. Those are parking spaces 16 and 17? Yeah. Yeah. I mean, in fact, you may want to look at stacking them immediately adjacent to 53 if it's compact because it looks like you could probably get a 15 foot space in there. And then you may have a 22 foot aisle to back out of in turn. So if you had all three of them stacked left to right that may be more maneuverable in that area just something to consider Yeah, we'll be open to any additional comments from either soraya in the building department Paul or anybody in the deal yeah planning good And the other comments from members of the board on this application Okay. At this time I'd like to open up this application for comment from members of the public. So anyone here from the public who'd like to comment on this application? Okay. Hearing none, I'll close the public comment. Are there conditions of approval for this application? Any damage? No one. Any damage to the city right away during construction shall be remedied to the satisfaction of the Department of Public Works to the applicant's stolen stole a no left turn sign at the exit of the main park lot in anticipation of Burling Lane's conversion of one-way westbound traffic. Three, the applicant shall ensure the exit gate arm be at least 18 feet from the property line at accessory lot B. Four, the applicant shall install a no right turn sign at the exit of accessory lot B and anticipation of conversion of Berlin Lane to a one-way westbound traffic. New York State DOT concurrence with the driveway location should be obtained as it may interfere with their traffic signal operations five unless written authorization improvements should only occur within the property. Six, the applicant shall add mirrors and I'll tell you this shall add mirrors to improve visibility at exit. I agree to maintain the bushes. Yeah. And number seven, applicant shall agree to maintain plantings to avoid visual structures. To maintain sightlines. Yeah. And then also review parking spaces 16 and 17 for redesign as necessary including the potential consideration of compact parking spaces. Right. Are those conditions acceptable to the applicant? Yes. Okay. We have three votes. Can I have a vote for negative motion for negative declaration? Sorry. Yeah, the order is wrong on that. So it should be lead agency. I have a motion to declare lead agency. So move. Is there a second? Second. All in favor. Aye. Aye. Any opposed? Motion passes. Can I have a motion for negative declaration? So move. Is there a second? Second. All in favor. Aye. Aye. Any opposed? Motion passes. Can I have a motion for negative declaration? So moved. Is there a second? Second. All in favor? Aye. Aye. Any opposed? Motion passes. Can I have a motion for site plan approval? So moved. Is there a second? Second. All in favor? Aye. Aye. Aye. Any opposed? Motion passes. Thank you. Thank you all very much and my condolences to Mary or family in the rest of the board. Thank you so much. I appreciate that very much. Thank you. Okay. Item 2.5, Application PB5-2025 by Temple Israel of Nurechelle. For site plan approval to remove the existing basketball court and replace it with a new pool, waiting pool and a pump house for the pools at 1,000 Pinebrook Boulevard, block 2,900, lot one in an R1-15 sewn district. Good evening. For the record, my name is Jennifer Gray. I'm an attorney with the law firm of Keenan Bean and White Plains. And I'm here tonight representing Temple Israel of New Rochelle. Joined with me tonight are several people. We have John Petrassini, who's the project engineer. We also have Marjorie Ostrov, the president of Temple Israel of New Rochelle. We also have Anita Aranoff, who's the executive director of Temple Israel, and Alison Horn, who is the camp Pinebrook director at Temple Israel. So we are here tonight for an amendment to the existing site plan for Camp Pinebrook at the temple. The amendment is to replace an existing basketball court with a new swimming pool, waiting pool, and pump house for the pool facilities. I'm going to give a brief background on the history of Temple Israel and Camp Pinebrook. Give a brief description about what it is that we're proposing. And then I'm going to turn it over to John to walk you through the site plan and give a more detailed description of the proposal. So just initially, Israel was first established in 1908 and it's been operating at its current location in Neurochal since the 1960s and that's at 1,000 Pinebrook Boulevard. It's 15 acre site in the R-115 district. The Hudson River Parkway is directly to the rear of the property and it's surrounded on the north and the east and south by single-family residential homes. Those homes are behind a pretty substantial buffer of mature trees, buffering the temple and its camp from the residential properties. So back several years ago, and I can't believe It's been so long ago at this point, it was October of 2017. We appeared before your board and received site plan approval for Camp Pinebrook. That was for the construction of an accessory summer day camp at the property. Camp Pinebrook has been operating very successfully since that time, we're happy to report. And on that original site plan application, it included several camp amenities. So we had the basketball court, two swimming pools, Gaga courts, which at that time I didn't know what a Gaga court was. I've since learned, especially with my two 10-year-olds. They had a pavilion proposed at that time, which has been constructed a small equipment in restroom building, and pretty significantly the replacement of a large asphalt parking lot with a grass multi-sport field. And because of that, we were able to achieve at that time a net reduction of about 17,000 square feet of impervious surface coverage. So pretty significant reduction in impervious surface coverage. So we're here tonight because in order to meet the current needs of Camp Pinebrook's programming, camp pinebrook would like to replace the existing basketball court with a third swimming pool. That swimming pool waiting pool on a pump house. That new pool would be at a depth of six feet, so it would allow the camp to provide deep water swimming instruction to the campers. Right now, the existing pools are only between four and five feet. We are generally staying within the existing footprint of the basketball court. There's one small exception to that, which John will point out on the plans due to the proposal location of the pump house for the mechanicals for the pool. That's going to be in an area that's currently grass. So that represents a 0.6% increase in impervious surface coverage. Other than that, there are no other changes that we're proposing to the site plan. So what I'm going to do is I'm going to turn it over to John who can give a much better explanation on the plans as far as what it is we're proposing and where the swimming pool is proposed to be located. Thank you. How are you tonight? All right, so the impetus for the project was to expand the usability of the swimming facilities for the widespread ages of the campers. The two existing pools, the shallow end is approximately three feet. The deep end of one is four feet of the other, just shy of five feet. They do have a number of younger campers. So to accommodate them, they wanted to add the waiting pool. They also were looking for a little bit deeper water for their older kids where they don't need a diving pool, but something where they can't necessarily be touching the bottom the whole time. So the new swimming pool would have a depth of up to six feet. So they're trying to meet a wider age range and accommodate those needs a little bit better. Fortunately, the size of a basketball court is almost exactly the dimensions you need to fit a swimming pool and a waiting pool. So as Jennifer mentioned, by eliminating the basketball court, we're able to fit both of those in. We will be extending just slightly on the south side. That would be zoom. Yeah, I just want to... Because I'm with your fingers. Oh, with your fingers, the front screen. Ah, okay. Thank you. Okay. So the existing fence line runs. You can see in this area where it's coming across. It runs just along the southerly edge of the swimming pool. So we'll be shifting that fence line out approximately 10 feet away from what is currently the basketball court into the adjacent play field. With that exception, that basketball court is the limits of the development that we'll be doing for the swimming pool and the waiting pool. Just to the side of the pools right over here would be a small mechanical shed. That would just be the mechanical equipment for the filtration the two new bulls. That's the limits of what would be in that building. We have initiated the process with the health department. We have gone through two rounds of review with them so far. Just to be sure that as we presented to you there wouldn't be any substantial changes just to the plan based on county level comments. We've gotten far enough with the county that now they would like to have the city input before they proceed any further. So we are confident that this layout is approval will buy the health department. We're here tonight to hear any input you may have. As far as other improvements beyond just the installation of the pools and the mechanicals, we'll be maintaining, although moving, the existing fence line, which is a four foot high, black chain length fence, along the existing two pools, there's a hedgerow, which separates and provides some screening from the parking areas to the existing pools. And we'll be continuing that head row, the slightly darker plantings shown here. To fully encompass that side of the swimming pool enclosure. So that'll provide full screening from the parking lot and also from the homes to the south. Around the west side and north side of the pools there was substantial plant things done as part of the initial site plan application. We won't be disturbing any of that and that is all still in good condition well maintained We have been informed there was some drainage concerns from a neighbor to the south as part of the initial application As Jennifer mentioned we removed what was a large parking lot there and replaced it with a grass field New York over the last ten last 10 years or so, has gotten very big into groundwater recharge. They like us to send that across a grass field, giving the stone water a chance to infiltrate. On small storms, it works great. You'll get a half an inch of rain, not a lot is flowing, and it has time work its way into the soil and it stays on site in the ground. When we get to the larger storms, it doesn't work as well. Water off a parking lot, it comes right away and you direct it. Off a field, it doesn't come as quickly but it will come. There are limits to what the soil could accept. So as part of this project, we've included some drainage work being running from the new pump house along the southerly side of the proposed pool and tying into the existing drainage system. So we will be diverting some of the existing flow, as well as the area for the roof leaders of the shed, providing a slight reduction in water that would be going to the south. Not significant but slight. As far as stormwater calculations, we're required by the state DEC to assume that a swimming pool is 100% full to overflowing at all times. So for calculations wise, we definitely have to do that. In reality, I have never seen a swimming pool full to overflowing. state health code were required to provide a minimum of six inches between the water level and the top of the pool. Our current design actually has seven. So although we can't count it on a technical calculation in reality, until we get more than seven inches of rain, that pool will not overflow. A hurricane is eight inches. So we can accommodate a substantial amount of rainfall that currently hits the basketball court and immediately runs into the lawn towards the neighbor's house. We'll be keeping a good portion of that in the pool. So with that and the additional drainage measures, we may not fix the problem. There is a definitive low point between us and the neighbor's properties. It is what it is. I mean, a low point is going to collect water, but we will be sending less water to it. Just for a little bit of clarification, I believe the neighbor, his concern was not necessarily about the pool in that area, but about some of the grading in the vicinity around the pool area. I spoke with Paul Vaca who could not be here this evening or building official, and he suggested a condition that would require the review with him of that condition. Right. Prior to the issuance of a building permit. And if there are any minor treatments that are needed to defect, to correct any deficiencies, that those would be addressed if necessary. Great. Yeah, we would have no objection to that. I guess the point you're making though is the pool will capture more rainwater than a basketball court would have, which so therefore we're just going to come around. Just an extensive analysis. Yeah, I agree. State rules now. I hear you. But, you know, I mean, the congregation definitely wants to maintain good relationships with their neighbors. Of course. There's something that we can do to provide an improvement. They're happy to do it And the slight drainage enhancements that you referenced are not shown on these plans or they are shown here. Yes You know, but anything additional we be happy to work with Paul and Great. That satisfies both parties. Questions or comments from members of the board? The The facility, I understand it's used by the congregation of the temple, by the camp patrons. Are there public accommodations where residents go to this building to use recreational facilities? Like a club membership kind of thing you mean? No, this is the uses that you said for the camp and congregation members. There's no outside use Technically it's a brand-tone, but it's's private public. Are there any plans to replace a basketball recreation area or is there another basketball recreation on property? Not at this time now. I'm sorry you're going to need to you're going to need to come to the podium and to state your name for the record please. Sorry thank you. We have just state your name for the record please. Anita Aaronoff executive director Temple Israel. Thank you. Thank you. We have an existing asphalt area on our property that we will be able to use for basketball. Yeah, so my concern here is the comprehensive plan and your show likes to encourage a mix of recreational activities your congregation presumably as community members and this is taking, reducing the mix. I think the pool is great. I know in a camp situation having several pools, so I have no objection to the pool. I guess I'm just concerned with the reduction of opportunities for your congregation, there go the community by not having that basketball facility. So I think consideration of repurposing other asphalt, even if it's not a full court, but just a hoop, I think would be a great thing to do. Other comments or questions from members of the board on the staff? Now just under terms of basketball, this is an indoor facility, is that right? That's used for basketball purposes. I'm sorry. Yes, we do have an indoor basketball. May that we installed, I want to say two years ago. I'm just thinking of responding to the comment about multiple type of opportunities. I think there is there. I have to just say out loud that my grandson uses that court so that's one of the things I know. And then cider. On the pool deck itself, is there going to be any kind of fencing separating the new pools from the existing pools? And I'm kind of asking the context of that this is a deeper water pool compared to the other ones, and just in terms of like supervision and safety has the camp thought about any need to have some kind of fencing to separate the two? Swimming pool will be separated from the two existing swimming pools. The waiting pool will be separated from all three. Yeah, that's important. Okay, so there'll be like fencing going through. Yeah they'll be a solid four foot high, chain link fence separating the waiting pool from the other three pools. Okay. And that's not currently represented on the plans or am I missing that? No, that actually came up in the last round of Health Department comment. Okay. After our submission here. Sure. Okay. So can we just maybe add a condition on that? Sure. Other comments or questions from members of the board? Okay. At this time I'd like to open up this application to comment from members of the public. Is there anyone here from the public who would like to comment on this application? Okay. Hearing none, I'm going to close the public comment. And Benito, do we have conditions for approval? Sure. Number one, any damage to the city right away during construction shall be remedied to the Department of Public Works. Number two, the applicant shall comply with fire code as appropriate. Number three, the applicant shall review and address drainage in the vicinity of the proposed improvements to satisfy the building officials. To satisfy the building official prior to the issuance of a building permit. Number four, the applicant shall install fencing around the waiting pool. Are these conditions acceptable to the issuance of a building permit number four, the applicant shone self-fencing around the waiting pool. Are these conditions acceptable to the applicant? Yes, they are. Okay, we have one vote for site plan approval. 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. Thank you very much. Good luck to you on the project. Thank you. Have a good night. Thanks you too. Okay moving on to item 2.6 application PB6-2025 by John Woodruff for Subdivision Approval to subdivide one vacant lot into two buildable lots at Walcliffe Drive, Block 103, Lot 14, and an R2-7 Zoned District. Good evening, everyone. John Woodruff, the architect, offices on Mirand Place in New Rochelle, New York. And I am here tonight for Wildcliff Road, which is a subdivision. And presently this is vacant land in the R2 zone and my client is two sisters who initially planned to live together in one house and now want each to live in a single family home. So we are here tonight for a subdivision and we are shy on the one of the lock widths. We will be 68 and a half feet where 70 is required. That's this lot here. This is our zoning application denial. We went to the zoning board and got a unanimous decision for approval. We also came before the planning board and got a positive recommendation before that zoning board. This is a picture of our lots. Here's the two lots back here. Right now, there fairly wooded lots that have not been developed. Behind the lots are multi-family apartment buildings. This is a shot of the front of the two lots. Another shot of the entrance to the two lots. This is our survey, and like I said, as you can see, this is the lot that would be conforming, and then this is the lot that we needed the variance on. These are some of the houses on the block itself. There are two family houses, single family houses. Believe this is also a two family house. And this also has the old Wildcliffe Museum at the end of the street, which was burned and is now propped up and still in good shape structurally. Directly across, down a little bit from the lots is the new, it's the new learning center. It's the greenhouse that was recently built. And then we also have, as we get down to Hudson Park Road there, there's some single-family homes. So there's a mix in the area of single-family homes, some commercial parking lots. And we are here for the variance to do the subdivision. Mr. Vaca, who's not here tonight, we spoke about the project today and he did say that it was within his discretionary variance, if he wanted to grant a discretionary variance, he could. He could grant up to three and a half feet, but he doesn't do it for subdivisions. We are looking for about a 2% variance just on the one lot to the right, which we got from the zoning board. And this is just for the subdivision of the property. be doing two single family homes and coming before the board for each home as a you know a site plan and that's our application here before you tonight. John just to just to be clear the variance was already granted by the zoning board so that the approval here tonight is is just for subdivision itself. itself, yes, the variance was granted at the march board. So the approval here tonight is just for subdivision itself. Subdivision itself, yes, the variance was granted at the March zoning meeting. Granted an anticipation of subdivision. Correct. And as Mr. Woodward said, it's just for the subdivision now, subject to this approval, they would have to come back to this board for site plan approval for the dwellings. And is this section sort of past that private road entrance on the wall? Yes, there's almost like a there and it's past that. Okay. And is there parking on the street? Where is no parking? No, there is parking on the street. Okay. But they would be required to provide their parking on site as part of their site and improve it for some reason they wouldn't, I mean, there's ample space to do it. Yes. But for whatever reason, they were not able to comply with it, they would have to go back to the zoning board to get parking areas. Yeah, because lower down on wild cliff is no parking. But that section of wild cliff does allow street parking. I don't really know. I know there's a lot of cars there, parked right now. Our two lots, once they are subdivided, will not need any variances to build single family homes. We can have a nice size 3500 to 4000 square foot home without a variance. Questions comments? Yeah. Yeah, I just wanted to say I think despite the small variance here, that street, the density on that street in my opinion can support another single family house, especially given the vacant lot on the opposite side. While it could drive, there's a 50 foot wide vacant lot there as well. So I don't see any concern with another structure on this street. Yeah, I know there is down, down a waist, there's a 50 wide and these would be 70s are there good size. Yeah that additional that lot I think is owned by 11 while Cliff right that's what we discussed in the technical. Okay other questions or comments by members of the board. Okay this time I'd like to open up this application to comment from members of the public. Is there anyone here from the public who would like to comment? Okay, ma'am, you can step to the podium and just date your name and address for the record and you'll have three minutes in which to make your public comment. And this helpful clock here on the left will help you keep Peter, Peter, whatever I said before, time. Okay. My name is Amita Hill. I don't know if you received a letter that I sent to each of you. Okay. Don't want her beat whatever I said before. I'm here because, and make row, the former owner of the property we're talking about called me three-clock a afternoon saying she had really bad vertigo. She gets it occasionally. She's in her 80s as I am. And she was afraid of coming that she would fall. So she asked me if I would say things for her. So I'm speaking for her. I've already written you for myself. Is she? She's in her 80s, says I am. And she was afraid of coming that she would fall. So she asked me if I would say things for her. So I'm speaking for her, I've already written you for myself. She and her sister preserved that love, loved, attended it. I don't like the name vacant for it. And she didn't like that. It implies not attended, abandoned. Her sister for many years, you may know, ran the older greenhouse in Hudson Park for many years and worked with children. And it was an amazing gardener. And so that lot, until she sold it two years ago, after a sister died, was beautifully gardened and treason. And a pleasure for everyone. And she was really unhappy feeling that she had to financially sell it after sister died. But she said to show me the same particular. She was so excited when two sisters came. Because they were two sisters. So it preserved this forever. And the two sisters, I believe, were both from New Rochelle and seemed to love the area and love the street. And again, I'm going to use her words now. She said, I sold it to them in good faith because they planned to build one house on that wonderful lot and preserve as much as possible. She said, this is what they told me of the trees and the landscaping and what have you. And I was very pleased we all were. We all welcomed them. Had lunches and teas and whatever. But she said then, when this new change came, and this lot was going to have two houses, and maybe two driveways and who knows what, we don't yet have the house plans. She said, I felt, and this is her word, I felt betrayed, and I wanted you to say this to the board. And she said, if I had the money to buy it back, I would. I wish I'd never sold it. So those were her words. She also said one other thing, which... and she said if I had the money to buy it back, I wish I'd never sold it. So those were her words. She also said one other thing, which is really not to you, but to the sisters, which she asked me to say it. She said, I wish they would reconsider whatever the board does. I wish they would reconsider for the sake of, it is a two-family zone place. and they had planned, I mean, all of life, another family in my building as Ann Meggero, Densers and Harris. It is a two-family zone of the place. And they had planned, I mean, all of I, another family in my building as Anne-Megro, as in Harris, she said, I hope they would not just preserve the property, but for good relations with the neighbors since all of us have objected to this. Not that we're going to be disagreeable or nasty, but we're not happy any of us. And it is a neighborhood of only a few houses at the moment where we, yes, if someone's sick, we take care of each other, we help out and spray close. And we want whoever a new neighbor is to feel a part of that and not to feel for some reason that we're all angry and not willing. So thank you. And that was what she would said if she could have come. And I'm sorry she's not here because she's passionate about it. So thank you. Thank you so much for your comments. Appreciate you taking the time to come. Are there other members of the public who'd like to comment on this application? OK, hearing none, I'll close the public comment and invite John back. Mrs. Cotterall and Susie Flynn, the two sisters are planning to side-by-side houses similar in style. And they told me that they're going to take two orange juice cans and a string and talk to each other like they did when they were kids. They're looking forward to living on that lot. They tried to work together to make one house, but it was impossible, because each had different ideas. So that's why they decided to choose the single family homes. And I could understand about this lot. When I saw it, it's really magnificent. I didn't know it existed back there. And if they didn't buy it, I would buy it because it would be a fabulous place to live. It actually has beach rights that you can walk down to the water, spectacular lot. And I could see anyone be distressed by selling a lot like that. Thank you. Any other comments from members of the board on this application? Okay. Do we have any conditions of approval? Yes. One. The motion is not acceptable. We have three suggested votes. Can I have a motion to declare lead agency? So moved. Second. All in favor? Aye. Aye. Any opposed? Motion passes. I have a motion for negative declaration. So we have a motion to declare. We have a motion to declare. We have a motion to declare. We have a motion to declare. We have a motion for negative declaration. So moved. Is there a second second? All in favor. I Any opposed? Motion passes and can I have a motion to approve subdivision? So moved. Is there a second second? All in favor. I I Any opposed? Motion passes. Thank you. Good luck to your clients on their project. We'll see you back. Thank you. Okay, we have no items for the second portion of our meeting City Council and Board of Zoning Referrals. So with that can I have a motion to adjourn? So move. Is there a second? Second. Pauline Favre. Hi. Hi. We are adjourned. Thank you. Thank you. you you you