Good evening.

Please take your seats.

Welcome to the February 24th, 2026 meeting of the City of Neuroshell Planning Board.

I do have two adjournments on the agenda to announce.

The first adjournment is item 2.1, application PB 26-2023 by Guild Capital LLC for site plan approval to construct a single family dwelling on premium point road block 50 lot 1 in an R110A zone district.

That is items been adjourned until further notice.

And then also item 2.3 application PB 18-2025 by Ferdinand Martinetti for site plan approval to construct a two-family dwelling at Congress Place.

Block 976, lot 54 in an R2-7 zone district.

That item's been adjourned to the March meeting.

So if you are here for either of those items, they will not be heard this evening.

At which time we will then open up the application to comment from members of the public.

If you are here to comment on an application at that appointed time, you can raise your hand.

Weingarner begins, and I think we're going to bring back an old tradition with uh some of the DOZ applications where we walk through uh some of the elements of the case uh for everyone's awareness.

This project of 570 Main Street has frontage on Main Center in Leroy.

The app is proposing to construct a mixed use building with ground floor commercial and 504 dwelling units above.

In conformance with the city's affordable housing requirements, our baseline requirement for affordable housing is a 10 percent set aside of this project at 70 percent of the area median income.

Additionally, the applicants proposing 371 parking spaces, 104 of those are self-park and 267 are valet.

There's an additional 47 parking spaces that will be included in this project that will be reserved for public parking.

The project also includes an open space area that will be available to the public during daylight hours.

The projects in the DO2 overlay zone in this zone, a development standard three project needs to have uh minimum lot size of 30,000 square feet and a minimum lot frontage of 150 feet.

This proposal exceeds both of those as of right based on these parameters, a 24-story building is permitted.

The code also allows additional height uh through a community benefit bonus and for development standard three for this project, an additional four stories are permitted, and the applicant is seeking those four stories and proposing to achieve those floors through municipal parking and publicly accessible open space.

This project uh has gone through several iterations over the last year or so and has been reviewed through several rounds with staff, our consulting architects and planning consultant.

While we have a number of boilerplate uh conditions for this application, there are many others that have been drafted this evening uh that are specific to this particular application.

This project is consistent with the city's comprehensive plan as well as the subsequent recommended action plans for the downtown overlay zone.

The board's purview in this case is a determination on the proposed site plan regarding architecture, circulation, utilities, lighting, and things of that nature.

An environmental review was conducted for this application pursuant to the State Environmental Quality Review Act and concluded that the proposal will not result in any adverse impact on the environment.

With that, I'll turn it over to Mr.

Weingarten for his presentation.

Thank you.

Good evening, Madam Chair, members of the board.

My name is Mark Weingarten.

I'm a partner in the law firm of Del Bello, Denell, and Weingarten Wise and Wheedaker, and it's my pleasure to be here this evening representing Crossroads Center LLC in connection with its request for site plan approval to permit the construction of a 28-story mixed-use building as uh it was uh relayed to us by uh your uh director of planning uh Kevin Kane.

I'll try not to uh repeat those things that are in there.

I know we have been before you a few times.

We have our full team behind us.

Following me will be our uh we have our full architecture team here, John Setra will speak to you from Cetra Rudy with regard to the plans and Nick Totarella will briefly summarize some of the traffic and parking information that has been requested.

We're trying tonight to be responsive to the questions that have come, et cetera, during the process, as we've been before you a number of times.

If you are familiar with the applicant, all state ventures, uh, the principals, Michael and Abraham Jeremiah, are here with us tonight.

Uh they are fully committed to the City of New Rochelle.

You are all aware that they built the uh 16-story arc at 64 Center Avenue, uh, the Altier, a fully a 40, 65 unit building, and they have fully leased at 8 Westchester Place, the Allery, uh, the 27-story residential building at 33 resident Westchester Place.

They are very committed to investing in New Rochelle.

Uh they have a great track record.

They are a uh company that uh has had much success, much more success with its retail in its mixed-use buildings than many of the others in the downtown.

And they show their continued commitment to this city by now trying to go for the next project when vote frankly representing many of the developers that have been looking at New Rochelle.

Many of them are on the fence now as to whether or not to go forward.

This company continues to go forward and believes in the market in New Rochelle.

If you look over at Westchester Place, we believe that it is an example of someone who turned the back alley into a beautiful location with wonderful retail, with affordable housing, with market rate housing, and again, they are very proud of the work that they have done here.

Uh Mr.

Kane described the uh zoning, etc.

I'm not gonna go back through that.

The application was filed all the way back on October of 2024.

Uh it required the reallocation of units from DOZ 1 to 2.

Uh we wrote, talked about the reallocation with full uh environmental reviews that were done with respect to that.

Uh since that time, we have uh, you know, we, for example, with regard to the traffic that you will hear from a moment from our traffic engineers.

There was a trip generation study that was uh from Langan Engineering from uh our group, which analyzed the traffic impact of the requested reallocation at that time.

Since that time, we have reduced the amount of the retail as well as the number of residential units, which were originally studied, and our traffic engineers at Stonefield, who you hear from shortly, have now supplemented those studies as well, and those are in the record.

After much work with administrative staff and numerous submissions, we appeared at the planning board last March.

There were a series of comments from your board and the public.

Rather than proceed with the typical 90-day approval process, which has accompanied all of the other towers built in the DOZ under the form-based zoning, Allstate felt that many of the comments were reasonable, and rather than rely on its legal rights, agreed to hire a new architectural firm to take a fresh look at the project and attempt to satisfy the stated concerns.