[{"_1":2,"_100":-5,"_101":-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],{"_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",6677887,"mediaKeyId","2391284-46e50cf9c4e897d2792538f4883d9056","parentId",2391284,"title","Planning Board approves 1.5-story addition to Refugio de Esperanza church at 473 North Avenue","audioSeconds",405,"startMs",6314000,"endMs",6719000,"viewUrl","/Search/View?dp=1&key=2391284-46e50cf9c4e897d2792538f4883d9056&start=6314&end=6719","thumbnailUrl","https://assets.pipeline.soar.com/2391284-46e50cf9c4e897d2792538f4883d9056/thumbnail_6314000.jpg","articleUrl","/articles/6677887/New-York/Planning-Board-approves-15-story-addition-to-Refugio-de-Esperanza-church-at-473-North-Avenue","mediaUrl","https://secure.pipeline.soar.com/6677887-e0296cfc5f46a95a059ef16f44ce9a10/orig.mp4?Expires=1771151465&Signature=Gx9UqKYqbuxUxPO6sol8~aN37tWwRlXEaVE4oBHiqAsrAdrgqmn1yuynnS3RwLmU3w4KtMZlbeAaUdoSA0VTPQh-Q8uaVNb62yxTBdjGENyhuNrlsmOU-c3j2ecGZF2UvbJf1kj0-IiiNpCX0dAXaAzjO5hUGIET0N~fKONqF5lNdG-0jnB7dWUnLsp1~1zK6C2HCfLj41zLvs9-4Ikf7Ra5fRridAp13YQhcsQD-7C~W5xBYJr1EPOllF00rQ9pEy9maxgblmLxLSJBP71n1AZlxw08Eg9Z2Q2XDxZftuEWLlq9fCp-eeqtTBCA62-SEpRUu18VURGJMNPuQCouaA__&Key-Pair-Id=KUT5TJCACFTXG","author","New Rochelle","date","2025-02-25T00:00:00Z","article","The New Rochelle Planning Board approved a site plan for a roughly 3,500-square-foot addition to the Refugio de Esperanza Church at 473 North Avenue.

Why it matters: The addition is intended to provide entry and social space for existing parishioners and does not expand the congregation, the applicant said. The project requires building and fire protection work and a zoning variance for parking that the applicant previously obtained from the Zoning Board.

Jonathan Villani of Annunziata Villani Design Consultants presented the proposal and said the design will reuse existing stone veneer, timbers and stucco, extending the church toward North Avenue to create a larger entry foyer and community space. Villani said the parish did not expect growth in membership and that the addition is intended to provide space for children and social uses.

City staff listed conditions addressing sidewalk obstructions, protection and maintenance of pedestrian and vehicular traffic during construction, right-of-way repairs, and specific New York State Building Code requirements for additions and alterations. Staff also required drawings extending the sprinkler and fire-alarm systems into new areas and an egress plan that identifies alarm components, emergency and exit lighting and extinguisher locations prior to issuance of building permits.

Jonathan Villani and the project team said they would address fire and code comments during the building permit phase. The board voted to approve the site plan; the motion passed by voice vote and the transcript does not include a roll-call tally.

The applicant must complete permit-level drawings and satisfy the building department’s fire protection and structural requirements before construction begins.","mediaType","Video","parentTitle","New Rochelle - Planning - Feb 25, 2025","oneSentenceSummary","The board approved a site plan for a roughly 3,500-square-foot addition to the Refugio de Esperanza Church at 473 North Avenue; the applicant will reuse existing stone veneer and timbers and must meet building and fire code conditions outlined by staff.","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},6677892,"Board approves conversion of 736 Main Street to laundromat with added parking and sprinkler requirement",2940,3354000,6294000,"/Search/View?dp=1&key=2391284-46e50cf9c4e897d2792538f4883d9056&start=3354&end=6294","https://assets.pipeline.soar.com/2391284-46e50cf9c4e897d2792538f4883d9056/thumbnail_3354000.jpg","/articles/6677892/New-York/Board-approves-conversion-of-736-Main-Street-to-laundromat-with-added-parking-and-sprinkler-requirement","https://secure.pipeline.soar.com/6677892-a9e5afa334f5ee45a1232e3b267d789d/orig.mp4?Expires=1771151465&Signature=lPX1KcZwh343N9I-NIFxyzhs9cGeQdYoUwkq6cXSjKO~6Oh1mq6-SlwItyJ~TiR4SA3AX1KLy~6ie5iIRzMt~fMO8ThbpfzuruIFlzfnK2pdkR2o~ZVBiSg~KyHTlcat~C7UeWHyayT8dixFSJs092iyKrxaKgv9uDwthH4uV0Vvm4aIIMHta-VWkxPqlppxFQ7rwoFRCPS7GXn3d1LRe7LQ3mN5iwTjxZJ3Kc9T5AOlllLmX5KmHBBbHQdijWwslE3c0bVZ8n6ZE7muPtvxVcr5dIDjju-CBr839P1Dwu6BwlmgtpxThOFo9HjEv7zKAMM1gtySL7WcnEO-t2gxSQ__&Key-Pair-Id=KUT5TJCACFTXG","The New Rochelle Planning Board approved a site plan to convert an existing one-story commercial building at 736 Main Street into a retail laundromat and to legalize additional parking spaces.

Why it matters: The applicant said the project will add neighborhood services and legalize a parking layout that includes five additional spaces, one of them accessible. The board added conditions to address construction impacts, sidewalk obstructions and fire safety.

Michael Anderson, attorney for the applicant, described the proposal and said the illegal container previously on the site has been removed. He said the laundromat plans include 44 washer machines and 27 dryers; the scheme shows five additional parking spaces (one accessible) in the on-site lot. Simon Vu, identified as property manager for the owner, described exterior finishes including aluminum panels and stucco and said the design aims to present a modern storefront to Main Street.

Khaled Abukadir, the applicant and business owner, said the operation will be a mix of self-service and drop-off laundry with pickup and delivery services and that the proposed hours for walk-in customers would be roughly 8 a.m. to 10 p.m. The applicant said some of the company’s other locations operate 24 hours but they are targeting more limited hours for this site to reduce operating costs and liability.

City staff listed conditions the applicant must meet before and during construction: remediate any damage to city right-of-way, obtain DPW permits for any temporary sidewalk obstruction, protect pedestrian and vehicular access during construction, repair sidewalk defects, and install a full sprinkler system. The applicant agreed to the conditions.

The board approved the site plan by voice vote; the transcript records the motion as passing but does not include a roll-call tally.

The applicant will need building permits to complete mechanical, plumbing and sprinkler system work and must follow any DPW requirements for temporary sidewalk obstructions and street restoration if construction affects the public right-of-way.","The Planning Board approved a site plan to convert an existing one-story building at 736 Main Street into a Laundromat with 44 washers and 27 dryers, legalization of additional parking spaces and a requirement to install a full sprinkler system and meet construction/DPW conditions.",{"_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},6677896,"Planning Board approves 28-story mixed-use tower at 2 Sherwood Place",2729,773000,3502000,"/Search/View?dp=1&key=2391284-46e50cf9c4e897d2792538f4883d9056&start=773&end=3502","https://assets.pipeline.soar.com/2391284-46e50cf9c4e897d2792538f4883d9056/thumbnail_773000.jpg","/articles/6677896/New-York/Planning-Board-approves-28-story-mixed-use-tower-at-2-Sherwood-Place","https://secure.pipeline.soar.com/6677896-869d104f8fbf51644f02b9acb18e4f63/orig.mp4?Expires=1771151465&Signature=Fx1kn-xu-adEZfrtM6h6ZYWEKE9iLR-nJZtLQriT0PgJOj0T6HNBwnKdFmGwPqdQT3wqeSijcGbblEKP48fRmjVtnS-pOBY5Cf~8GEA8Iuy~M-ochY0cjXdEvgNGOomPB4x6Gi6B8goc2NDJxHfPUcdXFcD7DUhDMp4VRmVq5wv3kvcxV8cKSKyaaNp8iifl8juAwUrYioHSZq6vXFv-wFb7YmjnLVQtIjQfEdIpPglYMoPzn8W9K~jyTiJPBegaWlJIVCle-S6sFvQ1ZmK3QJo-MZ6t0~avi-z9zFksKvYDNrzV1gsZymDGUE60DPOcrPIkmH1u9sdnvuahRU-YIA__&Key-Pair-Id=KUT5TJCACFTXG","The New Rochelle Planning Board voted to approve a site plan for a 28-story mixed-use building at 2 Sherwood Place, a development proposed by Toll Brothers, Inc.

The board approved the application after a public hearing in which the applicant described a 28-story tower with 369 residential units, retail at grade and parking; the board also adopted conditions requiring construction management, coordination with city projects and other mitigations.

Why it matters: The project sits across from the transit center and is part of a series of downtown developments the city says are intended to activate the pedestrian realm and link new housing to transit. Neighbors and commuters raised concerns at the hearing about pedestrian safety, taxi queuing, loading access and construction impacts; the board and staff said conditions and coordination with the city’s ongoing transit center redesign (ITC) and Metro-North would address many of those issues.

Tony Joffrey, an attorney with Cuddy & Feder representing Toll Brothers, told the board the proposal updates a plan originally approved in 2019 and “is consistent with the site plan that was originally approved in 2019.” He said the redesign aims to reactivate the pedestrian realm and provide retail along Station Plaza South nearest the transit center. Paul Albano, partner at SLCE Architects, described facade treatments, a recessed garage entrance on Bridge Street, a ground-floor leasing office and resident amenities including a seventh-floor terrace with an outdoor pool and a rooftop amenity level.

Lauren McMahon of Langan Engineering, the project civil engineer, described vehicle and pedestrian safety measures included in the submission: automated roll-up garage doors activated by key fob, parabolic mirrors to improve sight lines at garage exits, stamped concrete crosswalks to highlight pedestrian crossings, a truck-turning analysis using a 30-foot box truck and a two-entrance parking configuration that separates above-grade and below-grade parking. Langan’s traffic summary estimated about 57 vehicle trips in the AM peak hour and 73 in the PM peak hour distributed across the two garage entrances.

Several nearby property owners and residents spoke at the hearing. Patrick Grosso, who said he manages nearby property, urged the board to reconsider sidewalk widths and warned the project could impede his building’s loading dock. Serge Thatcher and other residents said taxi queuing and pedestrian flows at the transit center are already congested during peak hours and recommended closer coordination between the city and project during design and construction. Carmen Perez and other speakers asked about construction timing, truck staging and whether sustainable systems such as geothermal would be considered.

City staff and the applicant addressed many of those concerns in the hearing. The applicant said a construction management plan will be required as a condition of approval and that the city’s Department of Public Works and other agencies will coordinate permitting and enforcement during construction. Staff noted the project’s shadow study followed the required guidance and said Metro-North had been notified and its comments were incorporated into the conditions. Planning staff also said the project must meet the city’s sustainability requirements and other standards, and the board added a condition requiring a safety plan for rooftop furniture and outdoor amenities prior to issuance of a temporary certificate of occupancy.

The board voted in favor of three procedural and substantive motions: to declare lead agency, to issue a negative declaration, and to approve the site plan. Each motion passed by voice vote; the transcript records the motions as passing but does not record a roll-call tally.

The approval carries conditions for construction management, DPW permits and repair of any right-of-way damage, compliance with fire and building requirements, and coordination with the transit center redesign and Metro-North. The applicant agreed to the conditions as presented at the hearing.

The project team indicated ongoing coordination with the city and Metro-North as the design advances; the planning board’s conditions require continued staff review during permitting and construction stages.","The New Rochelle Planning Board approved Toll Brothers’ site plan for a 28-story, 369-unit mixed-use building at 2 Sherwood Place after a public hearing addressing traffic, pedestrian safety and construction impacts; conditions and coordination with the city’s transit center redesign were added.","actionData","errors"]

Article not found

Planning Board approves 1.5-story addition to Refugio de Esperanza church at 473 North Avenue

Board approves conversion of 736 Main Street to laundromat with added parking and sprinkler requirement

Planning Board approves 28-story mixed-use tower at 2 Sherwood Place