[{"_1":2,"_124":-5,"_125":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6675158,"mediaKeyId","2159139-979eb531b3edf43f20c8b1450957a193","parentId",2159139,"title","Votes at a glance: New Rochelle Planning Board actions, Jan. 28, 2025","audioSeconds",188,"startMs",6116000,"endMs",6304000,"viewUrl","/Search/View?dp=1&key=2159139-979eb531b3edf43f20c8b1450957a193&start=6116&end=6304","thumbnailUrl","https://assets.pipeline.soar.com/2159139-979eb531b3edf43f20c8b1450957a193/thumbnail_6116000.jpg","articleUrl","/articles/6675158/New-York/Votes-at-a-glance-New-Rochelle-Planning-Board-actions-Jan-28-2025","mediaUrl","https://secure.pipeline.soar.com/6675158-2e9a1992394e44586d86648db3bafd6f/orig.mp4?Expires=1771189147&Signature=ll-YbEzn5ZAIwNQmuLvdFtHUMH-GX5LqKr6X20uqfaQvtDTrnakbPd-PiwmPk9Gy-V3DNOTKNgX1vudqUai-G7X3eblUw4EqnrdIybrQJ7ulb6ab0rvepB6m5rk-FWrxuflhY-F-4HUbsaC3nGyi2LHty-3BkLqIaaEm3CW4Q0SDvJFlMkX1GbW~JuJWULwQhB4QmI9gnnmX9eu68yn5~dN35w-qMrh-wAYEdAFd6BR5ZnT9vJPDCkIlHZ2BOIkxu38vKK6aHV1YxYYWJbVdOt5QX4iflHjOQpolCccvwA4XIx8CzWZKA8MH4YupmUoTze3B5LTs5ZJutv5wHdWrFg__&Key-Pair-Id=KUT5TJCACFTXG","author","New Rochelle","date","2025-01-28T00:00:00Z","article","This is a concise roundup of formal votes recorded by the City of New Rochelle Planning Board on Jan. 28, 2025.

• PB‑33‑2024 (Pratt Landing Partners LLC, Main Street/waterfront): The board declared lead agency, issued a SEQR negative declaration, and approved subdivision and site plan applications subject to 72 conditions (staff presentation recorded conditions and fees). (See full article on PB‑33‑2024.)

• PB‑34‑2024 (John Woodruff, Glenmore Drive): Site plan approved for construction of a new single‑family home on Glenmore Drive, subject to DPW permits, tree protection measures (coordination with Bartlett), sidewalk replacement if defective, and a restriction barring construction deliveries during Webster School drop‑off and pick‑up hours.

• PB‑9‑2024 (BRP 466 Main Street LLC — extension request): The board approved an extension request for a previously approved subdivision at 466 Main Street. The record notes the applicant is actively moving forward with the project.

• Ordinance referral (city council referral on pedestrian plazas): The board voted to positively refer a proposed ordinance creating a new code chapter regulating public pedestrian plazas (initially listing Anderson Plaza, Memorial Plaza and Garden Street Plaza) to the City Council.

• PB‑1‑2024 (Jonathan Villani — daycare at 524 North Avenue — extension request): The board approved an extension request for a previously approved special permit to convert commercial space to a daycare; staff noted the applicant is nearing building‑permit issuance.

How votes were recorded: In each case where the board approved an item the chair called for the motion, a second was recorded and members responded “Aye.” No opposing votes were recorded for the listed approvals.

Ending: These votes will be reflected in project files and are subject to the listed conditions and any further state or local approvals required.","mediaType","Video","parentTitle","New Rochelle - Planning - Jan 28, 2025","oneSentenceSummary","Summary of formal actions taken at the Jan. 28 Planning Board meeting: approvals and referrals including Pratt Landing site plan/subdivision, Glenmore Drive site plan, extension requests for two previously approved projects, and a positive referral on proposed pedestrian plaza code amendments.","taxTitle","New Rochelle, Westchester County, New York","taxId",76423,"location","New York","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6675163,"Toll Brothers presents 28‑story Sherwood Place proposal; board requests loading, curb‑cut and safety details",1879,4269000,6148000,"/Search/View?dp=1&key=2159139-979eb531b3edf43f20c8b1450957a193&start=4269&end=6148","https://assets.pipeline.soar.com/2159139-979eb531b3edf43f20c8b1450957a193/thumbnail_4269000.jpg","/articles/6675163/New-York/Toll-Brothers-presents-28story-Sherwood-Place-proposal-board-requests-loading-curbcut-and-safety-details","https://secure.pipeline.soar.com/6675163-dfaa0e0741a5d9f168c37b48431e1a24/orig.mp4?Expires=1771189147&Signature=dfCaTEvoK~yDWPFdejVMFFyMos8jhZJUEgycWHdVXQoDud4AJhcwlKL6ElAVFgw7myHYoQ4jC9M77949pK7G~cGCI2us3K-9pLJZ41UVk~QYXeRWtrcQARew40Z9WJ2z2VXJt-6qGviPXCgsHsdqIx-BvP~w5lQikeI2dWCSBsBqIN1BW69mNsbcnoApJJSsVxJ4H610vd1pAeMqcDvEjzoba1IkEO0r9XMlqiQZeTjUAqCju2UICelSOSmbA5JT1ox1gEANJSJ~j~d4z64fd6G9w8qx3JbRY628cqeBZResTLaeRNxbIExI~r2m4ud6YuFUNLcHIZgTauBltQ0rzg__&Key-Pair-Id=KUT5TJCACFTXG","Toll Brothers on Jan. 28 presented a revised scheme for a 28‑story mixed‑use building at 2 Sherwood Place (PB‑35‑2024), a site near the transit center. The applicant described 369 residential units, a modest retail component geared to transit users, and structured parking intended to serve residents.

Project overview: Kristen Motel of Keddy & Fader introduced the Toll Brothers team. The proposed building would offer 369 units (111 studios, 171 one‑bedrooms, 132 two‑bedrooms and 21 three‑bedrooms), approximately 381 parking spaces (all described as for residents), and a small retail space of about 1,600 square feet at the corner of Shearwood and Station Plaza aimed at commuters. The proposal includes a 7th‑floor amenity deck with a pool and rooftop amenity spaces.

Design comments and park feedback: Architect Paul Albano (SLCE) described facade revisions made after Park's review to break the massing into major and minor grids, extend the base treatment and provide ‘significant corners’ to help orient the building in the downtown context. The team said Park staff had provided favorable comments and asked for additional notes (for example, noting operable awning windows), which the applicant incorporated.

Board concerns: Board members and staff requested more detailed pedestrian‑level elevations showing garage and loading openings, confirmation of turning radii for delivery and refuse vehicles off South Division and Leroy Place, and a construction staging plan that minimizes conflict with school drop‑off and transit traffic. Staff noted that Station Plaza South is slated for a design transformation and that the project’s ground floor has been reconfigured to align with anticipated transit center improvements.

Next steps: The board did not vote on the application and asked the applicant to return with more detailed elevations, auto‑turn studies, and plans for sidewalk protection/scaffolding and staged deliveries to reduce pedestrian conflicts. Staff said additional coordination will be needed as the city completes transit‑center design work.","Toll Brothers presented a 28‑story, 369‑unit mixed‑use proposal at 2 Sherwood Place (PB‑35‑2024). The Planning Board praised design updates but requested further details on ground‑floor loading/garage elevations, curb cut interactions with taxi/commuter traffic and construction staging relative to nearby schools and the transit center.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6675168,"Developers present 28‑story Crossroads proposal at 570 Main; board seeks traffic, loading and pedestrian details",1282,2979000,4261000,"/Search/View?dp=1&key=2159139-979eb531b3edf43f20c8b1450957a193&start=2979&end=4261","https://assets.pipeline.soar.com/2159139-979eb531b3edf43f20c8b1450957a193/thumbnail_2979000.jpg","/articles/6675168/New-York/Developers-present-28story-Crossroads-proposal-at-570-Main-board-seeks-traffic-loading-and-pedestrian-details","https://secure.pipeline.soar.com/6675168-d762f09b1eedeac25d47d12b5e5f3bc7/orig.mp4?Expires=1771189147&Signature=Nwf~vU2U2-koXBGFqOUjRCpchHzm4xsqpKqW~kyx-yEPbEUxcleIz3rPn2~Uemr8lDsnb8ORx39jV4P3zsWlaDJAfpwoDOYK~35ljy~nXXjahUebYl6Ni4aRht4MbmAluVuP5o4nW7F7-169Gum-KNFxFMVP3tM~AMGe4ZaBm~~WcdslVlLYeP1tmitIc0JffPqMFFv1gZM4U8KGxowvagDf6J0DnqdNaoCfy7C0VNeRa-FWCrTZ37TtL1-LfOS-YpiW-VDEL1hhJum2FZGSEQJyxR-BXgJCGlFks8alZZFCVxCLs~t6OFAbU1jwQUVaL33yl3DlUy4ZNx~t3BCI2g__&Key-Pair-Id=KUT5TJCACFTXG","Crossroads Center LLC presented plans on Jan. 28 for a 28‑story mixed‑use tower at 570 Main Street (PB‑32‑2024) that would replace low‑rise retail and restaurants with 547 residential units, roughly 12,000 square feet of retail and structured parking. The project team said the development would be built under the DO‑2 downtown overlay district and has requested a community benefit bonus of four stories.

Presentation highlights: Attorney Annie Klein (DelBello, Donnellan, Weingarten, Wise & Wiederkehr) introduced the team; architect Chris Fogarty (Fogarty Finger) and engineering and planning consultants described a 28‑story tower with 547 apartments (133 studios, 297 one‑bedrooms, 94 two‑bedrooms and 23 three‑bedrooms), about 476 structured parking spaces over six parking levels, and two retail spaces of about 4,000 square feet and approximately 7,800 square feet. The applicant said 276 parking spaces would operate as valet with stackers and about 200 would be self‑park.

Board questions and staff context: Board members asked for more information on pedestrian safety at the garage and loading openings, detailed elevations from a pedestrian sightline, and an auto‑turn study to confirm large vehicles can access the loading dock and garage via Leroy Place and South Division. Members also asked for sidewalk closure and scaffolding plans to protect students walking to nearby schools and urged coordination with the city’s transit‑center redesign.

Retail and transit focus: Staff and board members said they had encouraged the applicant to orient retail at the Station Plaza corner to welcome commuters exiting the train station. Planning staff said the transit center redesign (work by consultant FX Collaborative referenced in the meeting) is expected to transform Station Plaza South and that the applicant’s ground‑floor redesign responds to that project and staff feedback.

Next steps: The applicant did not ask for a vote; the board requested additional materials, including an elevation showing garage and loading openings from pedestrian viewpoints, traffic/auto‑turn studies confirming delivery and refuse truck access, and a construction staging plan that addresses school pickup and drop‑off periods. The board indicated it will continue review at a later public meeting.","Crossroads Center LLC presented PB‑32‑2024, a proposed 28‑story, 547‑unit mixed‑use building at 570 Main Street in the DO‑2 overlay district. The board asked for further detail on loading dock elevations, garage openings, traffic turning studies and sidewalk protection plans tied to transit center redesign work.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6675173,"Planning board approves Glenmore Drive house plan with tree protection and school‑hour delivery restrictions",2066,987000,3053000,"/Search/View?dp=1&key=2159139-979eb531b3edf43f20c8b1450957a193&start=987&end=3053","https://assets.pipeline.soar.com/2159139-979eb531b3edf43f20c8b1450957a193/thumbnail_987000.jpg","/articles/6675173/New-York/Planning-board-approves-Glenmore-Drive-house-plan-with-tree-protection-and-schoolhour-delivery-restrictions","https://secure.pipeline.soar.com/6675173-e5a201f38da0eb6c40585a0aee2361a2/orig.mp4?Expires=1771189147&Signature=MRaO~ArfU6kDkiXtrWDhIIFWjobkSRlepOicUoiriU6eAUsp2Er~CfYke25Kf8B982FsprIwFpBGSZxYDHjkn8uAa0R0COvTk~eL4oERu4MgXwtSKdSo3Fq-AO50kvI3G6EvJgvyNhqb3Mt4ww-g8RL5T~5alCPFVhGnyT2KHndNy-3r1WjLYL13m-dUewed-TNfJjMf580VDfiSQF8mKNoi4E8jguAA5xal2PHwv69mXfaUrrc~T3LhnVI1yzfx4YGbHZOVKvfq779nSu03XGEQw1FMSMpz4OlOgpsZtww0SGRByvNofwqAQuJbr68rBTNEREL126hRxGNBgPAcNg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Board on Jan. 28 approved a site plan (PB‑34‑2024) to build a single‑family home on a vacant lot at Glenmore Drive, conditioned on measures to address flooding, preserve a large elm tree along the shared property line, and to limit construction deliveries during school drop‑off and pick‑up.

Applicant John Woodruff, a New Rochelle architect, described the proposed Tudor‑inspired 4‑bedroom, 3.5‑bath house of about 3,000 square feet with a two‑car garage accessed by a long driveway. Woodruff said the design incorporates pervious materials, a gravel driveway and an underground recharge system — “12, 330XL recharger chambers” described by the applicant as large dry‑well chambers — to store stormwater on site.

Neighbors pressed for protections. Jesse Laufer and a neighbor identified as Stephanie, both of 29 Glenmore Drive, urged the board to require stronger measures to protect a mature American elm tree on the lot line and to ensure the project would not increase flooding on adjoining properties. They requested a minimum 22‑foot root‑protection/exclusion zone around the elm, a construction‑period fence, and that any pruning or root work be performed by Bartlett, the arborist identified in their arboricultural report.

Response and conditions: John Woodruff told the board he plans to use Bartlett and described updated plans that include tree protection fencing and root‑treatment strategies, air‑spading to expose roots and careful root pruning by a certified arborist. The board read a series of conditions on record, including requirements that the work conform to Department of Public Works (DPW) standard details and that DPW permits be obtained for curb cuts, sidewalk work, driveway aprons, and any right‑of‑way work. One condition requires replacement of any defective sidewalk fronting the property.

School‑hour deliveries: In response to public concern about student safety at Daniel Webster School across the street, staff and the applicant agreed to a condition barring construction deliveries during Webster School drop‑off and pick‑up hours (the board discussed specific windows such as 7:45–9:00 a.m. and 2:00–3:30 p.m.). The applicant said construction start would likely be in June and that typical phases involve short periods of intense activity.

Board action: After confirming the applicant accepted the stated conditions, the board voted to approve the site plan. The motion passed with the board recording “Aye” and no opposition.

Ending: The approval ties building permits to the listed conditions, including DPW permits, tree protection coordinated with Bartlett, and restricted delivery times to limit impacts on school operations and neighboring properties.","The board approved site‑plan PB‑34‑2024 for a new single‑family home at Glenmore Drive, subject to tree‑protection measures, a requirement to work with the arborist Bartlett, DPW permits, and a ban on construction deliveries during Webster School drop‑off and pick‑up hours.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6675178,"New Rochelle planning board declares lead agency, approves Pratt Landing waterfront plan with 72 conditions",516,596000,1112000,"/Search/View?dp=1&key=2159139-979eb531b3edf43f20c8b1450957a193&start=596&end=1112","https://assets.pipeline.soar.com/2159139-979eb531b3edf43f20c8b1450957a193/thumbnail_596000.jpg","/articles/6675178/New-York/New-Rochelle-planning-board-declares-lead-agency-approves-Pratt-Landing-waterfront-plan-with-72-conditions","https://secure.pipeline.soar.com/6675178-251338c26f5a4092c11e1bbe84c70643/orig.mp4?Expires=1771189147&Signature=UCkrOcieLlset2nfiFvxvpRVYUUArnt7MghxMYjf~EtQPzZQBVjRfbfRVhHD2AJfF7sLu1L0kLDKjGLHm135zlJtHxnyltEKGQut4rTSW~NpBUqb~GBWgDC5JZDAebKj6zvraW7AkgjzA2SBQi1fNR1fGFKlAumQjMpw5si2IBimm~U9AsccoML9ccFx2mxaaHl2dvs7D657KFRw8-SHIMb9~TwHT8qNrN7JB87gOhY4NT5DRHF9SJDZW2qZM8X3opAwIhvifc17cIzIi4SInkjnYrpVuxLio~boA9FJ8nA9PDkcr2GzhrHNA73Df2h9ndlbfk4Y7Zyhuqe4fhPDzA__&Key-Pair-Id=KUT5TJCACFTXG","The City of New Rochelle Planning Board on Jan. 28 declared itself lead agency and issued a SEQR negative declaration for Pratt Landing (PB‑33‑2024), a proposed mixed‑use redevelopment at Main Street and the waterfront in the DO‑7 downtown overlay zone. The board then approved the project’s subdivision and site plan, subject to an extensive set of 72 conditions drafted by city staff and consultants.

The board's action follows completion of an environmental review that staff said found the project falls within thresholds identified in the DO‑7 2021 finding statement and would not result in significant adverse environmental impacts. Kevin Kane, the city’s director of planning and sustainability, told the board staff circulated the project to relevant agencies and received no objections to the Planning Board declaring lead agency.

The project will entail conveyance of city land to the developer and dedication of roughly 3.4 acres of publicly accessible waterfront and parkland, city staff said. Staff also said restrictive covenants will preserve and require rehabilitation of the armory building on the site and provide for a roughly 2,000‑square‑foot veterans center.

Why it matters: Board members and staff framed the application as a transformative waterfront project that must be tightly conditioned to reduce flood and historic‑resource impacts while delivering public access and community benefits.

Key approvals and conditions: Staff highlighted multiple categories of conditions — engineering, traffic, building and fire safety, sustainability, historic‑resource compliance, and flood mitigation. Paul Vaca, the city’s commissioner of buildings, was singled out by staff for leading work on flood‑mitigation conditions. The Planning Department said the application carries a fair‑share mitigation fee of $6,200,000 intended to offset one‑time capital or infrastructure costs, and a community‑benefit bonus fee of $18,300,000 required for the additional height the developer requested. Staff said the applicant accepted the conditions.

Board action: After staff presentation and confirmation the applicant found the conditions acceptable, the board voted to declare lead agency, approve a negative declaration under SEQR, and approve both the subdivision and the site plan. The chair recorded the motions as passing with the board saying “Aye” on each motion and no recorded opposition.

Next steps and implementation: Staff said the approvals will be subject to the detailed conditions and to any additional approvals required by state agencies, including compliance with the New York State Department of Environmental Conservation and the State Historic Preservation Office. The planning staff recommended that follow‑up responsibilities and permit conditions be tracked by the Department of Planning and Sustainability and the Department of Buildings.

Public record and documentation: Staff noted the environmental assessment parts were prepared with assistance from the city’s planning consultant and that the environmental review materials remain on file with the Planning Department. The board record will include the 72 conditions and the project’s SEQR negative declaration.

Ending: The project moves forward with detailed conditions intended to protect flood‑vulnerable areas, preserve historic resources, provide public waterfront access, and generate community benefit funds as required by the DO‑7 downtown overlay zoning standards.","The Planning Board declared itself lead agency, issued a negative declaration under SEQR, and approved subdivision and site-plan applications for Pratt Landing (PB‑33‑2024), subject to 72 staff and consultant conditions, flood-mitigation measures, and community benefit and mitigation fees totaling $24.5 million.","actionData","errors"]

Article not found

Votes at a glance: New Rochelle Planning Board actions, Jan. 28, 2025

Toll Brothers presents 28‑story Sherwood Place proposal; board requests loading, curb‑cut and safety details

Developers present 28‑story Crossroads proposal at 570 Main; board seeks traffic, loading and pedestrian details

Planning board approves Glenmore Drive house plan with tree protection and school‑hour delivery restrictions

New Rochelle planning board declares lead agency, approves Pratt Landing waterfront plan with 72 conditions