New Rochelle Planning Board Meeting – May 26, 2026

The Planning Board of the City of New Rochelle met on Tuesday, May 26, 2026, at 7:00 PM in the Council Chambers, 515 North Avenue, to conduct public hearings and administrative business. Chair Kate Mercado presided, joined by members Sylvia Hamer, Doug Houston, John Lancer (newly appointed), and staff. The board welcomed new member John Lancer and recognized the retirement of Dr. Walter Lippau after 30 years of service. The meeting covered several site plan, special permit, and administrative amendment applications, with public comment allowed on the public hearing items.

Consent Calendar

• Approval of Minutes: The board unanimously approved the minutes from the February 2025, April 2025, and April 2026 meetings.
• Dismissal of Item 2.1 (PB 26-2023): Application by Guild Capital, LLC for a single-family dwelling on Premium Point Road was dismissed by a unanimous vote after being adjourned for many months.

Public Comments & Testimony

Item 2.4 – 268 Wilmot Road (PB 5-2026)

• Neil Feldman (3 Lakeshore Drive, adjacent neighbor) expressed concerns about flooding, retaining wall materials, tree replacement size, and drainage. He noted that the board previously agreed to address flooding when the property was subdivided.
• Lenore Feldman (same address) raised concerns about environmental impact on wildlife (birds, swans, ducks), construction disturbance, noise, and loss of mature trees. She requested assurances about peace during construction.

Item 2.5 – 15 Leroy Place (PB 6-2026)

• Serge Fetcher (25 Leroy Place, neighbor) spoke in support of the outdoor dining addition, calling it a great addition to downtown. He noted parking issues in the area and requested more discussion about music and noise levels.

Item 2.6 – 355 Huguenot Street (PB 7-2026)

• Peter Fennelli (351 Huguenot, adjacent lot owner) expressed support for the new business but raised concerns about parking spillover from patrons, citing a history of problems with a previous dance hall.
• Serge Fetcher (also from 25 Leroy Place) welcomed the business but expressed concerns about the drinking establishment’s scale (113 occupants), potential for disturbances, and the need for additional review, especially given recent incidents downtown. He called for police involvement and community input.

Discussion Items

Item 2.4 – 268 Wilmot Road (Single‑Family Residence)

• Applicant: AV Wilmot LLC, represented by attorney Jessica Zalin, project engineer Elliot Senior, and architect Milot Shala. The proposal is for a two-story, 3.3-acre flag lot home with a swimming pool, solar panels, and stormwater management. The project is the third lot of a four-lot subdivision previously approved by the board.
• Key details: 39 trees removed (average 25 in. diameter), 169 replacement trees (mostly spruce and pine). The fire apparatus turnaround was incorporated into the driveway to avoid additional tree removal. The applicant noted that the U.S. Fish and Wildlife Service issued a “no effect” determination. The board discussed setbacks, grading, drainage (designed for a 25-year, 6.5-inch storm), and tree replacement deficiency. The city arborist will review the tree plan before building permit issuance.
• Public comments raised concerns about flooding, privacy, wildlife, and construction duration (approximately one year).

Item 2.5 – 15 Leroy Place (Restaurant Addition & Outdoor Seating)

• Applicant: Mona restaurant, represented by attorney and architect Pietro Rosato. Proposal includes an outdoor seating area with pergola, prep area expansion, garage conversion to bar/seating, and a permanent concession stand near Main Street. Outdoor dining hours: Thu 3-9 PM, Fri & Sat 12-10 PM, Sun 12-6 PM. Occupancy: 67 outdoors. Background music only; no live entertainment.
• Board discussed wind load on pergola (structural engineer to review), lighting (string lights, code compliance), dumpster placement, and the need for administrative approval of the concession stand design. The special permit includes a 0.5 foot-candle light spill restriction.
• Public comment: Serge Fetcher supportive but raised parking and music concerns.

Item 2.6 – 355 Huguenot Street (Gaming & Drinking Establishment)

• Applicant: Darlyn Alvarez, represented by Ling Arvers. Proposal for a 113-occupant gaming and drinking establishment (no full kitchen, only pre-cooked food and cold cuts). Occupancy includes a bar area, arcade, and seating. No off-street parking required (under 5,000 sq ft, in Vanguard Overlay). The building facade would be upgraded with black storefront and reflective glass. Dumpster to be placed in the front yard. Hours: 11 AM to 11 PM, all ages, but alcohol served. Security plan to monitor minors and prevent alcohol leaving premises.
• Board raised concerns: facade design lacking dimensions and details, reflective glass reducing street activation, dumpster screening, parking enforcement, security plan, and potential for noise/disturbance. The applicant requested an adjournment to provide additional information.

Item 3.2 – Administrative Amendment (Iona University Green Space)

• Applicant: Iona University, represented by Mike Smurglio (Senior VP of Operations) and Chris Trematola (Alloy Design). Proposal to add a stairway and pedestrian gate from the existing crosswalk on North Avenue/Beachmont Drive into the campus parking lot to improve safety. The project also replaces the existing Iona College sign with a more durable sign. The board requested a sidewalk connection around the median to guide pedestrians away from the parking lot drive aisle. The applicant agreed to add that pathway. Construction will be staged within the campus parking lot, not on city streets.
• Board discussion: strong support for the safety improvement, but concern about the pedestrian path ending in a parking lot. The applicant confirmed the Beachmont Neighborhood Association president was notified and had no objections.

Key Outcomes

• Item 2.1 (PB 26-2023): Dismissed unanimously.
• Item 2.2, 2.3, 2.7, and Iona Preparatory School admin amendment: Adjourned to the June 2026 meeting.
• Item 2.4 (268 Wilmot Road): Approved unanimously for site plan, subject to six conditions including city arborist review of tree replacement, DPW permits, fire hydrant installation, and Westchester County sanitary sewer confirmation.
• Item 2.5 (15 Leroy Place): Approved unanimously for site plan and special permit, with three conditions: compliance with fire code, DPW permits for any right‑of‑way work, and administrative approval of the concession stand design.
• Item 2.6 (355 Huguenot Street): Adjourned to the June 2026 meeting, on the applicant’s request, to provide additional information on facade details, dumpster screening, parking signage, and a security plan.
• Item 3.2 (Iona University admin amendment): Approved unanimously, with a condition to add a pathway around the triangular median to connect the stair to existing campus walkways.