New Rochelle Zoning Board of Appeals Meeting - January 6, 2026

The New Rochelle Zoning Board of Appeals met on January 6, 2026, at 11:00 AM to consider several variance applications and a change of non-conforming use. The meeting was chaired by Erica Eisner and included public comments, detailed presentations by applicants, and board deliberations. Key cases involved a synagogue expansion, a residential redevelopment, a home renovation, a deck addition, and a daycare conversion.

Consent Calendar

• No consent calendar items were noted.

Public Comments & Testimony

• Case 36-2025 (1313 Weaver Street): David Freeman (363 Daisy Farms Drive) formally opposed the temple's variances, citing non-compliance with parking requirements (required 110 spaces, current 52), removal of a 30-foot tree buffer, inadequate setback for parking (vehicles parked approximately 9.5 feet from his property line vs. required 10 feet), and risk of renewed flooding if the existing drainage system is altered. He stated the entrance relocation to Harlan Drive was for flow and accessibility, not safety.
• Case 36-2025 (1313 Weaver Street): Eliana Bednarch (77 Heartland Drive) opposed the plan, expressing concern about the main entrance moving directly behind her house, visual and noise intrusion (security guard facing her home), drainage worries from tree removal, and increased activity. She felt the temple has not been good neighbors.
• Case 36-2025 (1313 Weaver Street): Howard Bricks (83 Harlan Drive) acknowledged receiving revised plans but remained concerned about flooding, removal of mature trees (he counted 14 on his property line), and parking setup causing noise and light. He noted an engineer and architect assured no incremental flooding.
• Case 36-2025 (1313 Weaver Street): Melissa Schwechter (102 South Morris Lane, also chair of Young Israel Scarsdale board) expressed support for the project, stating community members supported the changes.
• Case 38-2025 (121 Caligny Avenue): Multiple neighbors (Denzer Johnson, Carol Johnson, Alwyn Jones, Marion Johnson, Charlene Johnson, Barbara Ramirez, Raymond Goodlett) spoke in opposition, citing concerns about the size (2,560 sq ft vs. permitted 1,955 sq ft – a 30% difference), seven bedrooms being out of character, potential for increased density, parking overflow onto the street (currently a nightmare), drainage issues, loss of green space, and negative impacts on property values. They stressed the house was originally a single-family home and should remain so. Alwyn Jones (128 Chauncey Avenue) noted runoff problems in the area and feared the property would become an absentee landlord rental.
• Case 38-2025 (121 Caligny Avenue): Greg Varian (35 Sydney Street, attorney) spoke in favor, stating the application was nearly identical to one approved two years ago for 34 Sydney Street, and that replacing dilapidated structures with a two-family house would improve the neighborhood.
• Case 28-2025 (93 Glenwood Avenue): Robin Moyer (71 Vaughan Avenue) opposed the plan, stating the driveway currently accommodates 3-4 cars and the proposal would allow up to 6 cars, eliminating green space and changing the character of the single-family neighborhood.
• Case 28-2025 (93 Glenwood Avenue): Bruce Jackson (84 Glenwood) argued the conversions (garage to living space, expanded parking) were already done without proper review, and the parking lot would be out of character. He noted 5-6 cars are often present despite regulations.
• Case 28-2025 (93 Glenwood Avenue): Ian Willis (71 Vaughan Avenue) echoed concerns about density control and the gateway to Glenwood Lake becoming a parking lot.
• Case 28-2025 (93 Glenwood Avenue): Amy Jackson (84 Glenwood) supported legalizing attic space for safety but opposed the expanded driveway (currently 6 cars, zoning allows 4, proposal increases footprint) and expressed concerns about garbage and storage (10+ receptacles) without a garage.
• Case 28-2025 (93 Glenwood Avenue): Eileen Riemerschmidt (45 Vaughan Avenue), the next-door neighbor, requested a privacy fence or screening between the properties.
• Case 4-2026 (302 Union Avenue): Gabriela Alvarez (236th Street) supported the daycare but voiced concern about the landlord's property maintenance and suggested using the building's driveway for drop-off instead of street parking.

Discussion Items

• Case 36-2025 – 1313 Weaver Street (Young Israel of Scarsdale): The applicant (Ari Weinberger, synagogue president) presented revised plans with a tiered retaining wall (reduced from 12 ft to 6 ft max at the highest point), a six-foot solid fence, and a landscaping plan with 115 evergreen trees (6-8 ft tall at planting) to shield neighbors. The existing 30-foot tree buffer would be removed. The applicant stated the 77 parking spaces comply with a 1993 variance, and valet parking would be required for events exceeding capacity. The engineer (Foster Tang) confirmed the new porous pavement system with an impermeable liner would retain stormwater on site, a significant upgrade from the current inadequate system. The applicant emphasized the sanctuary is not expanding, so no additional parking is required. Board member Charlotte Abadier noted the reduced wall height and diagrams showing only 15% of the wall reaches 6 ft changed her understanding. Chair Eisner expressed concern about safety and neighborhood impact, specifically parking spillover and valet. The applicant agreed to a condition for an evergreen screening along the property line.
• Case 38-2025 – 121 Caligny Avenue (Vito DiMateo): Architect John Woodruff presented a plan to replace a 119-year-old house with a new two-family structure (2,560 sq ft, 7 bedrooms, 2 apartments – one 3-bed/1-bath, one 4-bed/3-bath). Five variances are sought: FAR (0.53 vs. 0.40 permitted), side yard setbacks (5 ft and 15 ft vs. 8 ft and 12 ft), lot area per family, front yard setback (12 ft vs. 15 ft, due to porch steps), and parking setback (5 ft vs. 10 ft in rear yard). The house once had a garage; the current plan provides four off-street parking spaces (one tandem). Woodruff argued the proposal is similar to a recently approved project on Sydney Street and that the new house will be smaller than the existing non-conforming three-family next door. Board member Bob Stanziel characterized the FAR variance as substantial (30% over allowed) and questioned the volume of the house (four stories, including a livable basement). Chair Eisner stressed that the board cannot consider the owner's rate of return or whether the owner will live there. Woodruff requested and was granted an adjournment to reduce the house's size, with the public hearing closed except for the possibility of reopening if the revised plans are dramatically different.
• Case 28-2025 – 93 Glenwood Avenue (Sandra Peterson Cohen): Architect Willie Zambrano presented a request for two variances: an increase in FAR (3,417 sq ft vs. 2,700 sq ft) due to a finished attic (existing condition), and a front yard parking variance (4 ft encroachment) after the garage was converted to living space to solve chronic flooding. The homeowner (Sandra Peterson Cohen) testified that water from uphill properties flooded the garage repeatedly (FEMA loan after Hurricane Ada in 2009), and closing the garage was the only feasible solution. Board members questioned why the garage could not be retained with drainage improvements, noting the removal of a garage creates parking problems. They also observed that currently 3-4 cars are often parked, but the variance is for only two spaces. Paul Vaca (City) cited a complaint about garbage containers visible from the street and asked for accurate depictions. The applicant agreed to submit revised drawings showing a 10-foot setback, side-by-side parking (which would eliminate the parking variance), and landscaping/screening. The board granted an adjournment.
• Case 1-2026 – 153 Franklin Avenue (Edward Malianta): Architect Gail Asher sought two area variances to create a single parking space at grade (requires 5 ft from house, proposed 0 ft) and an exterior stair to the front door (requires 20 ft front setback, proposed ±9 ft). The property has no off-street parking. Asher argued that parking is scarce, neighbors have driveways/garages, and the proposed trellis and stucco wall will be attractive. The board unanimously approved the variances, finding the benefit (parking) cannot be achieved otherwise, the changes are not substantial, and they will not harm the neighborhood character.
• Case 2-2026 – 380 Beachmont Drive (Michael Klein): Architect John Woodruff presented a proposal for a 10x19 ft screened porch and deck in the rear yard, requiring a 4 ft variance (26 ft vs. 30 ft setback). The property has significant evergreen screening. Board members noted the current deck is being replaced, and the screening provides privacy. The board unanimously approved the variance.
• Case 4-2026 – 302 Union Avenue (Anthony Marciano / Suze Prep Group Family Daycare): Applicant Jonathan Melani sought approval to change the use from an existing non-conforming office to a daycare (ages 3-5), serving up to 12 children with 2 staff, operating 7:30 AM to 5 PM weekdays. The owner (Ryan Gill) stated clients are mostly local single parents who do not drive; the current location has a waitlist each September. Board members and a public speaker expressed traffic concerns near Columbus Elementary School. Paul Vaca noted that converting public street parking to a pick-up/drop-off zone is not under the board's jurisdiction. The board approved the change, finding the daycare has a less adverse impact on the neighborhood than the existing office use.

Key Outcomes

• Case 36-2025 (1313 Weaver Street): Approved unanimously (6-0). Motion by Charlotte Abadier; conditions include evergreen screening and revised retaining wall plan.
• Case 38-2025 (121 Caligny Avenue): Adjourned to next month to allow the applicant to reduce the house size. Public hearing closed.
• Case 28-2025 (93 Glenwood Avenue): Adjourned to next month for revised drawings showing a 10-foot driveway setback, side-by-side parking, and landscaping. Public hearing remains open.
• Case 1-2026 (153 Franklin Avenue): Approved unanimously (6-0). Motion by Bob Stanziel.
• Case 2-2026 (380 Beachmont Drive): Approved unanimously (6-0). Motion by Bob Stanziel.
• Case 4-2026 (302 Union Avenue): Approved unanimously (6-0). Motion by Charlotte Abadier.