Good evening.

Welcome to the May 26, 2026 Planning Board Meeting for the City of Neurochell.

Before we begin the meeting, I would before we begin the agenda.

I want to take a moment to acknowledge a change in our board's composition.

After 30 years of dedicated service, Dr.

Walter Lippau has stepped down.

Last month was his last meeting with us, and we owe him a tremendous debt of gratitude for his three decades of insight, thoughtful contribution, and commitment to the development of Neurochell.

We wish Dr.

Lippau all the best.

And I'm incredibly pleased to welcome our newest member, John Lancer, who joins us this evening.

John is a longtime Neurochell resident who brings a sophisticated professional background and personal investment in our community.

John is an investor services manager and director at Morgan Stanley and previously worked for a decade as chief operating officer and partner at Greenwich Fund Services.

Beyond his professional career, John has very strong ties to the city.

He is commissioner for the Youth Bureau of Neurochell, Vice President of the Neurochell Chamber of Commerce, has coached Little League and was a member of the East End Traffic Advisory Task Force.

So John, we look forward to your perspective and input.

Welcome aboard.

We'll hear from applicants.

Applicants will be invited to the podium to present uh their application.

The planning board will ask questions and the applicant will respond.

And then we'll have an a portion for public comment.

If anyone from the public would like to comment on the applications before us, uh you'll have three minutes to speak.

Um and please fill out a card with your um name and address.

And when you come up to the podium, just state your name and address for the record.

Um, and Benita will keep uh keep time for you.

The second portion of the meeting is items for referral or any administrative items.

Um, and there won't be uh you're welcome to stay, but there is no public comment for that portion of the meeting.

Um we do have a few adjournments, just in case you're here for them.

Um item 2.1 application.

Oh, I'm sorry.

Uh I want to start with actually 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 one in an R1-10A zone district.

This has been adjourned for many months.

Um so I would like to um make a motion to dismiss this.

I'll just take roll roll call first.

Oh, yes, okay.

Sorry.

Yes, okay.

So um go ahead, Bonito, sorry.

Sure.

Jim Brown is out, Isabel Koalamarcas is out.

Uh Sylvia Hamer?

Here.

Doug Houston?

Here.

John Lancer.

Here.

Chair Kate Mercado?

Here.

And Christine O'Connell's out.

Uh staff what staff members with us today, Jeff Brim, Deputy Corporation Council, Sarah Ben Habib, Deputy Buildings Commissioner, and myself, Benito Seha, Senior Project Manager.

Okay.

And we'll move to item um 1.2, the minutes for February 2025, April 25, 2025, and April 2026.

Um is everybody ready to vote on the minute approval of the minutes?

Yes.

Okay.

Uh, can I have a motion to approve those minutes?

So moved.

Second.

All in favor?

Aye.

Okay.

Minutes approved.

Uh we'll move on to items two.

Um, so item two point one, as I stated before, um, I'd like to make a motion to dismiss this application.

Can I have a motion to dismiss?

So moved.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Okay.

And we do have a a couple of adjournments.

Um item 2.2, application PB 18-2025 by Ferdinand Martinetti for site plan approval to construct a two-family dwelling at Congress Place, block 976, lot 54, and an R2-7 zone district is adjourned to the June meeting.

Um 2.3 application PB 3-2026 by Clayton Mattis for site plan approval to convert an existing non-conforming office building to a place of worship with a ground floor sanctuary for 191 occupants at 3 the Boulevard, block 815 lock 9 in an R1 historic zone district is also adjourned to the June meeting.

And item 2.7 application PB 9-2026 by Robert Stanziali for site plan approval to combine two existing commercial spaces to create a new restaurant with an occupancy load of 85 at 72 Center Avenue, Block 415 lot 4, DB Vanguard Overlay Zone District is also adjourned to the June meeting.

And an item three, we have an adjournment as well.

Administrative amendment regarding PB 1-2026 by Iona Preparatory School for previously approved site plan to construct bleachers with a press box, bathrooms, concession, and ticketing stand at an existing athletic field at 22525 Wilmot Road, Block 3001 Lot 1, and an R1-20 zone district is adjourned to June as well.

So we'll move on to item 2.4, application PB5-2026 by Vadim Pesarenko, AV Wilmot LLC for site plan approval to construct a new single family residence at 268 Wilmot Road, Block 3147, lot 203 in an R1-20 zone district.

Good evening, Chair Mercado and members of the planning board and city staff.

My name is Jessica Zalin.

I'm an attorney with the law firm of Cuddy and Vader LLP.

I am here tonight appearing on behalf of the applicant A.

V.

Wilmot LSC and Vidian Pissarenko.

I am also joined tonight by Elliot Senior of Gabriel E.

Senior PC, the project engineer.

Milat Shala of Atelier Milatshala, the project architect, as well as the applicant and several of his family members and supporters.

We are here tonight in connection with the applicant's request for site plan approval for the proposed new single family residence to be located at 268 Wilmot Road in New Rochelle.

This parcel is tax map number 73147203.

For the benefit of the board, I'll just provide a brief overview of the project and some of the history of this subdivision, and then we'll ask Millot and Elliot to walk you through the plans in more detail.

So just to provide some context for this application, what you see in front of you here is a subdivision map.

In July of 2024, this board reviewed an application for this four-lot subdivision.

This area was previously comprised of five lots.

The applicant came before this board to ask for a resubdivision to reallocate the full 11 acres of area into four developable building lots.

Excuse me, the the board then reviewed a site plan application for lot one of this subdivision.

I'm not sure.

Can you see where my cursor is?

Yes.

So lot one of the subdivision in July of 2025, and then most recently, just last month reviewed another application for lot two within this subdivision.

So we are here today to present you with an application for lot three in this subdivision.

We're proposing a residence on this third lot.

This property is a 3.3 acre flag lot located on the west side of Wilmot Road.

It's across the street from Iona Pret.

It's currently undeveloped with the exception of some driveways over here, which serve the adjacent Christian Brothers Institute, which is located.

This is the Christian Brothers property.

So we'll show you that in just a moment.

And respectfully is entirely consistent with the character of the neighborhood and the existing land uses in the surrounding area.

Going to be constructing here, but let me first get up a rendering of the house because I think this tells a nice story.

So here the applicant is proposing to construct a new two-story single-family residence.

Uh there'll be a new swimming pool in the rear of the property, along with associated site improvements, including a proposed driveway, um, storm water management system, solar panels on the residence, and utility connections and uh landscaping for screening purposes and enhancement purposes.

Um the applicant has strong ties to this community.

He's been working in New Rochelle uh at the Montefier hospital for 15 years.

Um his family also have strong ties to the community.

His uh future wife has uh grown up in this community, she's been educated in this community.

Um they both are excited to build their life and build their home here, and we are hopeful that you see the future that they see for themselves.

Um the project consists of this residence, um, which I will now step aside and let Millot show you some floor plans.

Good evening, Chair, board, honorable members, deputy.

My name is Miliot.

Sorry.

Thank you.

Yeah.

Is that better?

Yes, thank you.

Very good, thank you.

So my name is Miliotte Shalia.

I'm the project designer for the two-story home.

Um, I'm sorry, so I'll I'll just raise my voice a bit.

I apologize to the public.

Um so again, my name is Milliotte Shalia.

I'm the project designer.

Um the design intent for the home we're proposing this evening was basically to essentially propose a home which has clean lines, simple forms, simple geometries, and uh uh basic shadows of volumes.

So it was mostly a volumetric study of these volumes that intersect.

Uh, with respect to shapes of roofs, the result was uh almost a cascading uh composition of these forms that come together, starting with a garage, which will house the three cars and it will have the volume corresponding at the upper level for the uh for a bedroom.

And then we followed similar composition of these cascading forms as you approach the uh the home uh from the driveway.

So um with respect to materials and finishes, uh we essentially were proposing some very light neutral colors uh as well as you know for the roof.

Uh we have just you know just basic metal roofing, which will be uh will have a very uh subtle color, non-reflective, it's essentially matte black color.

So we were very cautious with reflective with respect to reflective surfaces throughout the uh the composition of the home.

So I'll just scroll down into the next renderings.

So the primary materials as we're presenting to the board this evening uh are these uh hardy plank board as well as uh basic just stone veneer for the base and for the chimneys and uh and the metal roof as you can see on this uh material palette here.

The light fixtures at the exterior are very simple geometries of uh elongated rectangles that will have a simple shape to complement the finish on the roof as well.

As to the plan layout, uh the uh the axis and the axis of circulation as well.

The access to the building and the exit of circulation are very simple.

We have a simple uh composition of like forms at the entrance that bring you towards the light towards the back of the house, as you can see through the glazing at the front as you go through progression of spaces that take you to the rear of the home.

And the uh the interior core of the home is again very simple.

Uh the composition is basically leading you to the piano nobile of the second floor, which leads it to the primary bedroom on the second floor to the to the left, which is the private quarters for the uh the homeowner's quarters, and then the right will be the bedrooms for the for the family.

So this is the second floor plan, essentially shows the primary bedroom on the left side.

And this is a roof that shows the uh, as noted earlier, the uh the solar panels as well at the roof.

The elevations again show a very simple composition of uh board and batten.

We have that above at the second floor, and then we have the hardy plank at the first floor cladding, as well as the stone veneer at the uh entrance volume.

And then the other sections just show the uh just the composition of the interior spaces.

So you know the the rest of the drawings just show the window layout just to present the board that the intent with windows as well as for the overall shape of the home was to come up with simple clean lines of windows.

You can see a similar shape and geometry repeat throughout the house.

We didn't want to come up with like so many different window types.

So just because of the large horizontal span of the home, we want to just clean up the lines as as much as possible.

So that's really the uh the presentation on the building itself.

I'll turn to the project engineer with respect to land development elliots, you know.

If I sorry, uh before you leave, if you could just uh explain to the board some of the green technologies that have been contemplated for this project.

Sorry.

So with respect to the again, just to I'll get back to the solar panels as well as the uh so this is again thank you, Jessica.

Go ahead.

So basically, we're proposing solar panels as well as you know the green technologies at the at the you know mechanical systems at the interior of spaces, and if we've been working with a mechanical engineer with respect to systems, the um in interior lighting will be controlled with old dimmable switches throughout the home.

So it'll be motion sensors in the room in rooms as well in an effort to save energy.

So do you have so that's um if you want to just talk about how many solar panels you're um gonna be putting on the home and will you expect it to kind of give back to the grid or just cover the home's own usage?

So so yes, so correct.

We do have a proposal from a solar company with respect to the uh this few we had certainly we had to get some comments uh with respect to the location of solar panels and exposure.

So as per the layout that you see here, this would this would suffice to serve the home as best to for for the for the capacity that you know we're aiming.

So we we do have a report that we can supply.

I believe we might have already submitted that with the board, but we'll definitely distribute that with the board.

But we do have a solar company with a full proposal solar.

And did you receive any uh comments from Park?

Uh only with respect to where they're situated.

Okay.

If I can just use my laser pointer, it's green color.

I hope that's okay.

So with respect to where these are situated at the back of the chimneys, if you will, and some of the I guess some of the uh valleys here.

So we were able to to situate the solar panels where these would be belong best.

As per the comments we receive from park.

So we edited the drawing as per the comments we received from park.

Thank you.

Any other questions about any comments, please?

Okay.

Uh good evening.

I'm Elliot Seenar, engineer, surveyor for the project.

Um on this screen, I I'm using this screen because it's uh somewhat clean.

Uh use this.

Um you have to stay behind the podium, and then if you wouldn't mind just using the um pointer on the mouse so that people at home can see yes, so just use the mouse uh pointer to navigate around.

Thank you.

If you need me to jump in.

All right.

Um, so I'm using this uh sheet.

Can I zoom on this?

Yes.

Zoom, okay.

Too much.

All right.

Um so this is uh the original topo for the site.

Uh not getting the hang of it.

Um so right now you're coming off of Wilmont Road.

It's a common driveway in this area here.

You have uh a driveway that goes to the front of uh a neighboring parcel and one that goes around the back.

Uh currently the driveway uh runs off uh to the north.

All these contour lines are indicating a runoff in that direction towards the property line.

Um we're proposing to separate the driveways into two driveways, um, all on our property.

We're about 20 our the our driveway is about 20 feet off of that north property line.

Um for the for the most way, and then we start diverging away here.

We also uh planning to pick up all our drainage system.

Uh let's see, is that the next sheet?

Um and then uh the rest of the site uh as you get to into the property goes uh slopes directly towards the towards the lake.

Uh we also on this sheet while we're here is we have a tree removal uh chart here.

Um there's approximately 39 trees that we're taking down.

Uh the trees range uh they average about 25 inches in diameter.

Uh they range up to you know from 14 or 10 to 40 inches about um so they're quite uh large trees.

Most of them are tulip trees.

Tulip trees grow very uh wide and tall.

Um but we're replacing a hundred and sixty nine uh trees back.

So we're taking down 40.

Our inch caliper as the requirement is almost a thousand inches.

Uh we can't really replace a thousand inches.

Uh we are replacing 170, 169 trees back in around the property to give it screening.

Okay, so let's try the next um shit.

Can I ask you what what kind of trees you're gonna be putting back in?

So the trees are on that list here, so we mostly um mostly spruce trees.

We have Norway spruce, white spruce, blue spruce, black pine, white pine, and scot pine are the different varieties.

Uh we tried to mix it up.

They're not all align of a single species.

So as you see here, uh you have um some white pines followed by Scott Pine, Black Pines, and then it sort of repeats in that particular area.

Um the other area, say along the property line here.

We have Norway spruce, we have the blue spruce, uh, and then some white pines, and so we tried to group some similar together, but not make it a single line of a single type of tree.

All right.

Um just trying to get the next page.

Uh so uh that's the impervious area.

So I was looking for the fire turnaround plan.

Uh I can get there for you if that's okay.

Yeah, I'm just oh here.

It keeps on uh it jumps pretty fast, I guess.

I did include the single page blow-up.

We can do that.

Oh, we could do this one right there.

Okay.

So um on the original subdivision map, there was a fire uh apparatus turning uh turning area as required uh since we have such a long driveway.

Uh fire truck is gonna get down there.

How's he gonna get out?

Right?

So the original fire wrapper's turnaround was on the opposite side of the driveway, okay, which meant taking down another four or five trees.

Um so we sort of incorporated it into our um our driveway to the garage.

So we have this um this area here is the fire apparatus turnaround, and then we incorporated it into our driveway to get into our garage, so we didn't have to cut down additional trees to uh to have that happen.

So it's all incorporated.

We did we did provide that.

We also have an area in the front here uh that is 20 feet wide.

Um we did get a comment from the fire department about eliminating the island in the middle there.

Um this island here.

Uh we did reconfigure and I did send those uh reconfigured plans to the fire uh Marshall for review.

We haven't heard back, but in my conversations, that was uh uh what we talked on the phone and then subsequently sent to them on.

Um there's also comment about uh DPW about access to uh possibly sewer easements in this area here because we had a wall.

I just cut the wall back, and so that provided their their access to that area.

Um this is the grading plan.

Uh so basically we now have everything coming down.

Here was my use.

Uh so uh I'm sorry, if you just would use the um cursor that because people at home watching, that's the best way for them to view it.

Thank you.

Um so we have a uh the driveway comes down here on a constant grade all the way to the bottom.

It's curved on the uh north side so that no runoff will be directed towards that property line.

Uh we are raising the grade there so because it right now it it uh it undulates and then is very flat, and so we're trying to get uh a constant grade to have all the water flow in the direction that we want it to.

Uh there's a curb on the um on the north side of the of the curb of the line that will retain all the water into the site.

Um so here you show we have a catch basin um here, a catch basin right here on each side of the street, each side of the driveway.

Uh it flows down to a catch basin here at the at the house, and essentially around the house into the Cultex system, uh drywall system in this area.

Um all of the roof leaders also run into that same system.

Um so it's collecting all the excess water on site.

Um drainage.

Um so the grading uh we we avoided grading anything, uh just a slight amount of grade in the um 75-foot water uh wetlands buffer right in here.

Um it's just one or two contour lines.

Uh we do have uh uh some fill in the driveway because the driveway is one of those low areas.

Um there is a existing sort of a stream here that runs through the Christian Brothers property and down um in this direction here.

Uh basically I've been there in a in some of these rainstorms.

Uh there's not much water that flows in there anymore.

Basically, that stream drained Wilmot Road from the entrance to the unit uh to the prep school, I guess.

Once they reconfigured and widened Wilmot Road, uh they put curbs and catch basins that essentially bypass this area now.

So there's not a lot of water flowing through it most of the time.

Um certainly not as much as it may have had in the distance past.

Uh it eventually runs in into a stream or into a drainage ditch that runs between the two properties to the north of us.

Uh we're not going to introduce any of our water into that stream.

Uh we are putting a culvert underneath our driveway in case that any water that does get through there can continue on the way it currently does.

Um we are uh we're also showing a swale along the property line here uh to make sure that any water that runs off our hillside, because we are raising the driveway, is directed uh past that that brook and and into our back into our back yard and into the lake in that direction.

All right, I think uh we went over the trees, we went over the grating and the drainage and the fire.

So um I'm certainly open to questions.

So the um existing property has a lot of mature canopy growth immediately adjacent to the lake.

Uh and obviously um the proposed house is affecting that.

Um and you guys are um showing a quantity of trees uh being replaced, but not reaching the DBH deficiency.

Um and the city code um related to paying into the fund says that the fee in lieu of planting trees is only allowable when technically impractical or impossible to achieve the DBH that you lost.

Um besides non-perimeter trees, are there still opportunities to plant new non-perimeter trees on the property?

Um there I I would say not.

I mean, in order to replace almost a thousand inches of DBH, we'd have to plant 500 trees, and there's certainly not room to plant a 500 trees here.

Um the we did leave a lot of the existing trees that are not in the way of the house.

So there's a a significant amount of trees in this area here.

All these trees in this area um are being retained.

Uh there are currently no trees behind the house and so there's nothing there to remove.

Uh the only trees that we're really removing are are in this center portion of the property.

Uh there's one or two coming up the hill uh for the driveway, but um there's a lot of coming canopy trees in here that aren't being removed, and that's one of the areas where the original fire turnaround was was taking out another half a dozen or so trees in this area.

And that's one of the areas where the original fire turnaround was taking out another half a dozen or so trees in this area.

So we are we are leaving quite a quite a number of trees in this uh southerly side of the property.

And we're also leaving trees on a northerly side, the norther property line in this area too.

Um so this area, you would think that there's a lot of open space to plant trees, but that already has a lot of canopy trees, and you're not gonna get sun on the new thing.

So we looked at trying to get as many trees as we could, uh, and this is what we come up with.

So we realized that we do have a fee to pay to the to the city.

So uh I think the density of trees and the ability to plant trees on any given property is a little bit beyond my technical knowledge.

Uh, but maybe what I would suggest is the condition that the arborists review, and if the arborist agrees that you've had your best faith effort to replace the trees that are re-roofed, then I that I'm fine with that.

We did try to contact the arbors beforehand, but yes, we are comfortable with that as a condition of approval.

It sounded like uh from our prior communication with the arborist who wasn't ready to jump in on a review unless he was specifically directed to by the city, so we are happy to review the plan with him.

And just uh all of the trees that are being planted on the property, they're being planted at at a smaller size, but they are a quantity and they will grow and they will become you know larger and and take gain back some of the DBH that we've lost over time.

Um we did receive some comments from city staff um and from park, as Melot and Elliot have alluded to in their presentations.

We submitted supplemental plans that are in front of you now that fully addressed those comments, and uh we understand those were acceptable to the city.

We um do uh just want to note that here we have designed with a fairly tight building envelope to be cognizant of the neighborhood and the the vegetation on the property.

Um there's no disturbance proposed to the lake, there's no disturbance with any in any city wetland or wetland buffer area, there's no disturbance in any flood, floodplain, um our FAR, our building percentage of coverage, our impervious coverage, these are all significantly below what is permitted in the R 120 district.

So we're essentially underdeveloping the lot, but that's what we feel is appropriate for this location in in this community.

Um I think that with the with the stormwater improvements that we've proposed, we are kind of um trying to address preemptively any comments that we may have uh from members of the public on this application.

Yeah, and with respect to the architecture of the building, I think um it is contextual to the surrounding neighborhood.

There are building forms that you find in other areas.

There are materials that you find uh in this area and vicinity.

Um so I think um related to the building itself, uh I I have no concerns.

Thank you.

Okay.

Uh we will open up this application for comments uh from members of the public.

So if you'd like to make a comment on this application, please come up to the podium and state your name and address for the record, uh, and you'll be limited to three minutes for the comments.

Is there anyone from the public who'd like to comment on this application?

Thank you.

My name is uh Neil Feldman.

I live at Three Lakeshore Drive.

Our property um is borders this new proposed house.

And I just have a couple of questions.

Um I assume the uh it's meeting the setback rules from the water.

And the closest thing is the pool, I guess, to the uh to the water based on the drawing.

Um I'd like to know uh the uh retaining wall.

What type of materials and how tall is that retaining wall?

So that that's a question I've got.

Um regarding the planting of the trees, I think that's a great idea.

Uh I'd like to know how tall those trees are to begin with.

Are they uh six feet tall?

Are they taller?

Yeah.

And finally, um I was glad to see that the drainage and flooding issues are being addressed.

Um back in July of 2024, attending the planning board meeting here when they divided the property into five building lots.

Um I raised the point about in heavy rains two, three inches of rain or more, our property gets flooded.

Um just to give you an idea.

This past um weekend, it seemed like it rained forever.

It was only 1.37 inches of rain that we got.

Um I had at that time proposed a French drain as an idea to drain into the lake.

And um we didn't know that whether there would be any grading of the land also.

So my questions are um still concerned about the flooding issue and uh and in removing some of these big trees, um, just because we're planting some new ones, they're not going to absorb the water the way maybe the others did.

And of course, in a big rainstorm of three, four inches, which we do get periodically.

Um I want to make sure um that that we go along because the planning board agreed when this property finally gets developed that the flooding issue is going to be taken care of.

So those are my questions.

I don't know who gets to answer them.

Sure.

So we'll take all the public comments and then afterwards we'll invite the applicant back up to address all the questions.

Thank you, Kate.

Great.

Thank you.

Sure.

Hi, I'm Lenore Feldman, uh Neil's wife.

We live exactly adjacent to the new house.

Um first I'll say that I appreciate the fact that efforts were made to keep our privacy in terms of the placement of the new house.

Um I don't think it'll be too much of a problem uh when it's completed.

Um we've been watching uh wildlife in the lake and through these piece of property for 23 years.

Birds migrate through there every season.

Um hordes of birds.

Uh they they they nest on the well, they don't nest, but they they eat from the ground, they land in the trees, um hundreds, maybe thousands.

What's been done in terms of an environmental impact?

What's gonna happen to the environment?

The live, you know.

The and you know, in our lake, we have swans, we have ducks, we have geese, unfortunately.

But um nobody's talking about what's gonna happen to that.

Um so yes, and the last thing, and I don't I've never lived near a construction site.

We're Manhattanites by birth.

So um it seems as though this is gonna be a major disturbance for us.

We're 78 years old now.

I don't know how long this house is gonna take to be built.

I don't know how many trees are gonna come down and hit the ground.

Um I'm worried about our peace.

And I don't know how or what can be done to protect us from this.

I'm sure this house looks like, I mean, what will it take a year to put it up?

We'd like to sell our house.

And um so we need some assurance that day in and day out from morning until the the quitting time that somehow we'll be able to live in peace.

We're very, very close to this this new house.

Um and um we've had uh a good 20 years of enjoying uh the trees, the the birds.

Um and um so that's really what I'm talking about.

Thank you for your comments.

Is there anyone else from the public who would like to comment on this application?

Okay, so we'll close the public comment for this particular application, and um we had a few questions come up.

Um can you talk about the setbacks uh from the lake?

Um is it all conforming?

Does the pool meet the setback requirements?

Yes, all the uh setbacks uh in the village code uh from the lake from the property lines are all um per code or or exceed the code requirements.

Um as far as uh two-inch caliper, I just did a quick Google search.

Uh two-inch caliber black spruce has a height of uh eight to ten feet um at that one that's two inches, so that's approximately a height of eight to ten feet.

Um as far as the walls, there's no wall over four feet, and the material is stone.

And uh I guess as far as the drainage is concerned, it all it all also conforms to the city code and will be reviewed by the um appropriate departments before a permit is issued.

And there was a question specifically about the grading, and I know you spoke about that on um in relation to where the driveway comes down, and that's abutting this this um family's lot.

So just reiterate a little bit what you're doing with the grading changes.

Yes, so the the grading um get a put the glasses on, you know, you're at that age.

Um so none of the grading um let's go here.

Okay.

So uh I believe their houses this property here.

All right.

Now the property line, the division line between this house and this house is right here.

So at that point, our driveway is bending away from that property.

Uh we do have uh a wall going in here uh to make up some grade for the driveway.

Uh, but uh all the grading ends um probably 15, 20 feet away from the property line.

So everything uh close to the property line is natural grade.

We're not um sloping right down to the property line.

Uh we also have a swale that directs all of the water um to the west or towards the lake in that area, certainly.

And there's also some existing trees that we are not taking down in that area.

As you see the the separation um in this row of evergreens here is to save some of the trees along the property line.

To address uh the comment regarding species in the area, the applicant did have this property uh this project reviewed by the U.S.

Fish and Wildlife Service, um, who did issue a no effect determination, essentially saying that the project as proposed will have no impact on any species of interest here.

Um I know uh that there was a concern about privacy.

Elliot highlighted the trees along the property line that will be maintained as part of the project.

And of course, the applicant and his design and construction team intend to comply with all requirements of the city code that dictate when a construction can and cannot occur, what hours of the day and the noise levels.

Can you talk about the duration of construction?

That was a question how long it may take from start to finish.

It will likely take about a year.

About a year.

Okay.

And where's the staging?

Is all the staging is going to be on site, the construction staging?

Yes.

Yes.

Okay.

Could you talk um a little bit about what the code requirement is for um storm water, the how many inches you design towards uh the speaker talked about 1.73 recently and then a three-inch event.

Um could you just give them some context about what you're supposed to design to to be able to handle such volume of water?

Going to let the expert speak to that one.

Um but while he is pulling up his uh paper, I will just note for the record that uh we did submit a few letters of support of this application, one from uh the lot one owner within the subdivision, one from the Christian Brothers Academy, the nearest neighbor um to the east.

Um, and then one from the owner of 240 will not.

So all very nearby and um in support of the project.

Um so we design for uh the excess runoff uh as required by the uh code.

Um one more.

Uh in this area here is our calculations on our on our submission.

It's basically um the difference between the pre-development runoff and the post-development runoff uh for a six and a half inch rainstorm, a 25-year uh rainstorm, which is six and a half inches.

And so the system you're designing should be capable of managing on site six and a half inches uh event rain.

Uh uh the difference between the current the pre and post-development, the current runoff and the proposed runoff, yes.

I just want to acknowledge the question about construction um noise.

Uh you know, the city does have um limits and restrictions about when work can occur and when loud noises can occur.

Uh I I don't think that's a reason to deny an application, but I think if um if you were to look into that and find something outside of that range, that would be something that you guys could call into the city and see if there could be an adjustment.

I also think most general contractors are ready and willing to work with the adjacent neighbors from the get-go.

So hopefully that becomes a good relationship for you guys.

Okay.

Um we do have four members, uh we have a quorum, but any vote would have to be unanimous.

So we just want to be make the applicant aware if you're comfortable moving forward.

Uh the applicant is aware um and would like to know if the board would be willing to take a straw poll before a formal vote.

So we don't typically do that, but I think if we had very significant concerns, you'd be hearing.

Okay.

Okay.

Okay.

Well, then in that case, I'll uh leave the board to it.

Okay.

Um we do have several conditions of approval plus an additional condition that the Arborist, City Arborist was going to review the tree plan prior to the issuance of the building permit.

Um can you read the other conditions?

Sure.

Uh number one, all work within the City of Nerdshaw right of way, shall conform to the Department of Public Works standard details, and will require DPW permits.

DBW permits may include but are not limited to curb cuts, concrete sidewalks, drop curbs, and driveway aprons, street openings, and tree removals.

Two, any damage to the city right of way during construction shall be remedied to the satisfaction of the Department of Public Works.

Three, prior to the issuance of a building permit, the applicant shall provide confirmation from the Westchester County Department of Environmental Facilities that they have approved the connection to the sanitary main.

In addition, please be advised that the Westchester County Department of Health may require a will serve letter from the Westchester County Department of Environmental Facilities.

Number four, the applicant shall construct a driveway and curb cut in accordance with city standards.

Number five, the applicant shall install a fire hydrant within six six hundred feet of the residence and and coordinate with the city and violia as necessary to confirm the fire hydrant prior to the issuance of a temporary certificate of occupancy.

And number six, uh the applicant shall review and confirm the application with the city arbors to determine that no additional trees can be replaced prior to the issuance of a building permit.

Okay.

And are those conditions acceptable to the applicant?

Yes, they are.

Okay.

Um we have one vote for site plan.

Um can I have a motion for site plan approval?

So moved.

Is there a second?

Second.

All in favor?

Aye.

Any opposed?

Okay.

Motion passes.

Thank you, everyone, for your time.

Thank you.

Uh we'll move on to item 2.5, application PB6-2026 by Pietro Rosato for site plan and special permit approval for an addition to the existing prep area and garage conversion to a bar seating plus fencing, outdoor seating, and kitchen expansion at 15 Leroy Place, block 413, lot 32 in a DB zoned district.

Yeah, just to make the point aware that the all-site possible funds are not applicable for special permit for the uh I think is your mic on?

Thank you.

Now it is.

Normally I don't have a projection problem.

Because this falls inside the uh Vanguard overlay zone that the normal off-site parking requirements are not applicable.

Okay, thank you.

Good evening, Chairperson and members of the board.

Um here tonight representing applicant uh for the proposed plans, and I'm here with architect Pietro Rosato from Pierrot Studios and the owners of the restaurant, Mona.

Um we're here tonight with proposed plans to remodel the existing restaurant and add an outdoor dining space at Mona, which is located at 15 Leroy Place.

The proposed plans include an a new outdoor seating area with the pergola, the addition of a preparation storage area for the indoor kitchen, and up on the screen here you can see the green portion where you go from Leeroy Place to Main Street, and that area uh we're proposing a mu remodeled walkway with permeable pavers to be installed uh with additional landscaping, arborvities, florals, and and vegetables from for their garden.

Um closest to Main Street, this circled area here, you'll find a concession food stand for all the patrons to use.

And the proposed hours for outdoor dining are Thursday, 3 to 9 p.m.

Friday, 12 to 10 p.m.

Saturday, 12 to 10 p.m.

And Sunday, 12 to 6 p.m.

Uh, this restaurant was owned by um the current owner's father, and it was forced to shut down when with COVID.

Um recently, Mr.

Abraham was able to reopen the restaurant with his partner who who are both here today.

The proposed plans will add character to the area and it would be a great place for warm weather patrons to gather and create memories.

Just uh to show you a photo of the proposed outdoor concession stand, these are just examples.

Um, but this is something that they would like to build, and that would be something permanent.

It wouldn't be uh on wheels or anything as as the board previously requested.

Um I'm gonna turn now to Pietro Rosato to explain the plans in more detail.

Uh and thank you for your ver for your time tonight.

Hello everyone.

Uh I'm just briefly gonna go through the plans.

Um I'll be extremely brief.

Uh there's not uh tremendous amount to talk about.

Um but in any case, so in uh on the top, uh the top we are um essentially demolishing an area which is right here of a an existing garage and turning that into an exterior uh the exterior uh seating area uh with a pergola uh above.

The pergola is going to be a wood structure, uh painted wood structure.

Um and then we're demolishing uh a few of the walls uh in uh in this area here where the an existing prep area is uh and we're doing an addition, which you can see in this proposed plan.

Uh the addition uh from the existing line is essentially 10 feet um towards uh the right side of the building if you're looking from Leroy Place.

And this addition will uh essentially modify the prep area, will also include um two uh ADA accessible uh bathrooms, a foyer uh to enter the um and exit the uh an existing kitchen, um, and uh we're also adding a uh two uh uh gated rooms for uh uh for dumpster.

Um then uh on the exterior uh as uh our attorney uh mentioned we are we have this uh in an exterior bar uh with seating right below a pergola uh and this entire entirely green space um with a uh a concession stand all the way at the end closer to main street concession stand it's you know uh uh for snacks and main mainly and uh to take orders okay for for the restaurant for people that are sitting in this backyard, okay.

This this modified backyard.

Um the uh stated occupancy load for the exterior is 67 people max.

Uh and um that's uh that's basically that's basically it.

Uh and also the uh if we go back to the uh oops, sorry.

Sorry about that.

So if you go back to this uh this slide, this is essentially a uh um a sample of what the uh the concession stand is gonna to going to look like very small and cozy and it's going to be um uh sort of dark trim and uh some uh ship lap siding, wood siding, okay.

Um very much like this.

Um could you just point out on the plan where that concession stand is again?

Sure.

Absolutely.

Sorry, the pages are different sizes, that's why it's kinda good.

It's yeah, it's right.

Yeah, no, I'm I'm doing it.

So it's right here.

Can you see my mouse?

Okay.

So the plan that I have says food truck, but really you're building a structure.

Building a structure.

They requested not to have a food truck.

Yeah.

Mobile, anything mobile, but a permanent structure.

That's why we're we specifically says and the plan, not a permanent structure.

No, I'm sorry.

Yes.

Be a permanent structure.

Uh and not to be a food truck.

What's the access going to be off of Main Street?

And is that going to be lockable?

Like is that gonna be secured in the off hours?

Yes, yes, it's a gated uh there's a gate, and on the other side on the interior side, there will be arbrovides and trees.

Uh, but on the exterior side there will be a gate and uh and a fence, metal fence.

And in and the concession area, is that gonna be uh is there gonna be cooking in there or is that just solely gonna be a holding area?

No cooking, no.

Okay, so you'll be bringing things in from the normal kitchen and okay.

That's correct.

Thank you.

That's correct.

Could you just run through your occupant load and and how much you expect to be outdoors versus indoors?

So the out the outdoor is 67 people, stated occupancy.

Okay, and that's max.

And that will be limited to 67 seating, yes.

Okay.

Yes.

And um you you talk about uh 200 watt outdoor speakers.

Um will these speakers be for background music in the restaurant, or will there be entertainment um events or venues expected?

That's more of a question for the client.

Uh so he'll answer that.

Okay.

Yeah, sure.

Uh yeah, we expect I'm sorry, did you state your name?

Oh, sorry.

I'm Andrew uh Abraham.

I own Mona Indiri and also on Shirley's right next door.

Uh this is our project that I've been working on for a long time.

I'm really excited about it.

And uh the music is for background music.

We don't want to be a disturbance to the community.

Um it can get quite windy downtown.

Um so have you looked at like the the wind load on the pergola and what you know what considerations you might need to make for wind?

We we will have a structural engineer look at the pergola when the you know when it comes down to the details and the the construction set of drawings.

Okay.

But yes, you know, the wind is always sort of you know, it's always calculated in the structural uh calculations and design.

And we don't have an exact rendering of the um concession stand, so I'm wondering if we can have just do like an administrative approval on that for if you'd be open to that being a condition that we have administrative approval down the line once you actually have plan for it.

Okay.

Yeah.

Yeah, if we can make that a condition.

Sure.

Sure, because we're just seeing kind of an example of it, but in order to see what's what's gonna be there.

That's not a problem.

Okay.

So um could you just talk a little bit about the lighting in the area, what types of lights, uh, and um I'm specifically looking for um how much light would potentially spill over into the adjacent properties.

Uh yeah, we would like to do string lighting mostly.

Um I think it'd provide um a nice look for the space of a string light rather than actual fixtures.

So whichever lighting you guys choose, um I think there is some um code requirements about how much of that lighting can spill over beyond me again.

Um but I think that just be aware of that.

Uh yeah, we'll we'll we'll comply to the you know the new Rochelle uh municipal code.

That'll be a condition of your special fund.

The special permit has I think a zero point five foot candle restriction.

Okay.

Is the consideration of the engineer looking at the wind load on the pergola part of the building permit, or should that be special uh separate condition?

Building permission it it's included.

Okay, thank you.

That's probably great.

Thanks.

Was there any fire department review for the propane tanks and the kitchen in its particular location?

Any objections to that?

Fire did review it in the reviewed it.

And they said it just needs to any permanent instructors need to comply with the required fire code, which they'd have to do anyway.

That doesn't need to be an additional, really an additional condition, but I think we'll put it on anyway.

And and you guys have a existing dumpsters for the current operation.

And could you show me where they are and and is are you gonna be reusing them for this expansion of use?

Uh we'll be creating a new space for dumpsters right now.

Uh we have a weekly drop-off right outside that we use cans for, but we want a more um permanent structure for dumpsters.

Where are they right now?

Oh uh and how does that get out to the right of way?

Oh through through an alley?

Yeah, through an alley.

Uh through an alley that uh we also owned the alley's right here.

The alley is right, yeah.

Okay.

Okay.

Okay, um we'll open it up to for public comment.

Is there anyone from the public who would like to comment on this application?

Good evening, Serge Fetcher, 25 LaRoy Place.

Um so we're neighbors right uh to uh to the west of the proposed uh uh restaurant.

And uh I think you know, I'd like to start off that I think this is a great addition to uh to downtown.

Uh been a client of uh Andrew's uh Shirley's for a long time since uh moved in and you know it's definitely a great uh you know addition.

You know, we we don't have outdoor space that is uh you know that that has been created for all the development uh the amount of uh public space that is or the space the public can use has been uh minimalist and uh most developments reserve you know any kind of space or you know uh you know bars or whatever i in inside their their own you know gate gated communities so to speak, you know, the rise to the sky.

So this will be an addition or a great addition to downtown.

Um not only for residents who definitely you know, like me or you know some some other members who I think would like to be here today, uh, but maybe can't speak.

But uh the important thing I think to remember is uh that you know we are a condominium of 72 homeowners right adjacent to the to this proposed development.

Obviously, we know uh from talking to Andrew primarily that you know this has been in the works.

I mean to see the advertise it, you know, last year when they did a taste of Leroy and did uh a lot of social media engagement right in that space.

The space is largely built out.

And again, it's a great example of what you can do uh with uh you know with kind of limited resources in terms of being you know in between the you know the a residential building and a commercial building on the other side and active operating restaurant um right on LaRoy place.

Uh with that said, you know, you know, I I heard uh deputy uh uh corporation counsel say something about parking.

As you know uh the planning board, you know, there is a an issue with sparking in this area.

And while a lot of the clientele, I think for this restaurant will be here.

Uh local, there will be quite a few people coming in from out of town.

I think you know, on Friday nights, you know, there's a whole line of people waiting, you know, for a food pickup at Shirley's it's a very popular place.

I expect this to be just as popular, but I would like to hear more of what's going to be done about that.

And also probably about music.

Would like to see a test, you know, with residents.

We did receive uh the notification, but maybe there can be more about it said.

Thank you.

Thank you for your comments.

Is there anyone else from the public who would like to comment on this application?

Okay.

So we'll close the public comment for this application and invite the applicant um back.

Um if you could address the the music and maybe some discussions with neighbors and yeah, um, absolutely.

I just want to create uh good surrounding music, not really concerts or anything like that.

I think it is a big space where you could have a concert, but that is not my goal in this space.

Just want to create a great environment for people to hang out and enjoy their meals.

So when you talk about music, um I think they want some assurances that it won't be loud the entire time or at what decibel that the music will be.

So um can you talk about that a little bit?

And you did mention the times that you will be operating, so will the music be on the in entire time.

Uh sure.

Uh so I've been in hospitality my whole life, and music is very important.

And yes, certain times of day requires certain playlists and noise levels.

So we will it and it's best for me to um put those things in effect.

So we will absolutely be curating music as appropriate for the time of day it is.

Yeah, absolutely.

We'll do whatever we have to do to be in with compliance of every code.

I I think it's important with anything about noise is to understand that it's not zero, right?

It's a it's a relative increase of the surrounding ambient noise that's already there.

Um, so hopefully the surrounding neighbors understand that they live in an urban district uh and that like traffic and fire engines, there are going to be noises that uh emanate from that.

Uh I think the question that I had about entertainment is that that ends up arising to a much higher decibel amplified over a longer period of time.

Um and so I I I think the city does have some um limits in place to um do its best to make sure that it doesn't rise to the level of nuisance over a long period of time, day in and day out.

Um there's also limits on time, so it's not like you're trying to go to bed at 11 o'clock and there's still um loud, uh loud music going on.

Uh I'm glad to see that there's care and discussion happening between the neighbors and the establishment.

Um so I think that's a good good first start.

Uh and then I think from there on, you know, we have to just kind of go with what the limits of the noise code prescribe.

Uh yeah, absolutely.

Um a lot of my the neighbors are my friends.

Uh they've been supporting me and my family for years, so in no way will I ever be a nuisance to them.

I will absolutely um make sure that we're creating a great environment for our block, our community.

Well, you probably won't satisfy everybody, but uh, I think there's there's uh benchmark criteria for a reason.

And that was nice to hear as well.

So thank you for stating that.

I know.

Um and just for the parking, if we can kind of reiterate that because this is within the Vanguard zone, uh there is no parking requirement that's unsatisfied by this application.

It's conforming with the parking.

Correct.

Okay.

Okay.

Um so we have uh two conditions of approval and an additional one for administrative approval on the concession stand.

Can you read the um conditions of approval, please, Benito?

Sure.

Number one, the proposed work is within private property and does not extend into the city of Nursaw right of way.

However, any damage to the city right of way during construction shall be remedied to the satisfaction of the Department of Public Works.

In addition, any work or temporary right-of-way obstructions that may occur during construction will require DPW permits.

Number two.

The applicant shall comply with the Neuroshaw fire code as appropriate.

And number three, the concession stand.

Okay.

And are these conditions acceptable to the applicant?

Uh yes, they are.

Great.

Um so we have two votes, uh, one for site plan approvement and special permit.

Um, can I have a motion for site plan approval?

A motion.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Any opposed?

Okay, site plan passes.

And can I have a motion to approve the special permit?

So moved.

Is there a second?

Second.

All in favor?

Aye.

Any opposed?

Motion passes.

Good luck.

Thank you.

Thank you.

Have a great evening.

You too.

Thank you.

Thank you.

Thank you, sir.

Okay, we'll move on to uh item 2.6, application PB 7-2026 by Darlin Alvarez for site plan approval for a proposed gaming and drinking establishment for a hundred and thirteen occupants at 355 Huguenot Street, block 437, lot nine in a DB Vanguard Vanguard Overlay Zone District.

Okay.

I mean I'm cool, the one that sent me.

If we could just hold for a minute.

Okay, so we're gonna take a break for them to switch out the appropriate materials.

Thank you.

Yeah, it's actually no, I don't think that's well.

Okay.

My name is Ling Arvers, and the union of record.

I'm here on behalf of the owner, uh tenant for the proposed uh gaming and drinking establishment at 355 Hugo Street.

Um let me just provide you the project outline.

Um this would be a new gaming and drinking establishments, or proposed work is within the property lines.

Uh no work is anticipated to be um on the city of Nordruchair right away.

The current zoning in the that is downtown business district and the vanguard overlay.

As this project is below 35 um 5,000 square feet, we are not required to provide any of off street parking.

Um the intended occupant load is 113, including staff.

Building is to be fully sprinkled.

Um we're gonna be upgrading the storefront to match the new business, and um as all the work is happening only on the first floor.

Um, it will be dividing four main areas, as you can see, right in front when um the patrons comes in, they're gonna have a new seating area.

We're gonna have a bar uh bar preparation area, arcade area where you're gonna have the games, and then the restrooms for handicapped restrooms and mechanical room.

Uh correct correct side conditions.

So we are not changing the footprint of the building.

Um the uh we have a sitting front yard that is going to remain.

On the left hand side, we have an existing one-story building.

On the right hand side, we have a vacuum lot.

Inside of the premises right now, um it was used as a auto service shop.

Right now, there is no any building components such as no partitions, no problem lines, um lighting is at minimum.

Um for the system Fasta, we have two big roll-up gates, which is gonna be removed and we're gonna be installing a new storefront.

Um for the proposed side conditions.

Sorry about that.

Okay.

Um for the proposed um site condition.

We're gonna be um since we have a front yard, we're gonna be installing the garbage containers.

They're gonna be set for um every 72 hour uh pickup period.

Um all areas which means restrooms uh features, bar counters, seating areas, shares, um, arcade games will be fully asset uh accessible on the this proposed uh new business doesn't have a full kitchen, but we're gonna be providing um serving pre-cook and core cuts.

We're gonna be installing an electric oven and microwave uh to serve precooked food, but no, there's no full full kitchen, which means no range hood, uh no cooking area, just uh occasional serving of core cuts for for the patrons.

Um the new facet.

We're gonna be, as I mentioned before, we're gonna be upgrading the new facet.

Um as you can see, this is a render how it's gonna look like.

We're gonna be um installing three exits with new storefront.

Um the business name as it was decided by the owner is gonna cover five.

This is the sign, um, how it's gonna look like so.

We're gonna have to be a new storefront with call for sign, three S it's provided to meet the fire code, and the system brick area is gonna be painted black.

I will just go um through the plans for more technical and details.

As I saw before, we're not changing the uh building footprint.

We're just gonna be installing the refused area in the outside.

Here you can see it.

Um right here now, as I said, seating area.

I'm providing a cop occupant low table based on the size of each area.

So you can see the spec the occupant load per area.

So for the RK area on uh occupant low um 40 43 suspected on the seating area.

Um CTA is spected, and for the bar and um counters for the staff is um two occupants.

Uh the new lighting um will be providing new hanging lights.

Um gonna be dim lights uh to meet the energy code and to meet the um the the business uh um audience um new storefront um building all we're gonna be installing partitions, assisting concrete floor to remain, no changes to the roof, and no changes to the outside uh besides the facade.

Um as I said, new prominent lines for all features, new handicapped bathrooms.

We're gonna uh provide in drinking fountains, um new features for the bar area, and this is images for reference of the intended um for the intended, how it's gonna look like inside.

This is um just photos for your references.

Any questions?

The lot that's existing.

Um can you talk about how that's gonna be used?

Is there any current striping?

Are you gonna add striping and is there any sort of allotment for public like uh patrons to use, or will it all be for staff?

All right.

So we have a yard.

We we'll keep it open.

We um as the um owner mentioned to me, we are not gonna let cars to be parked on site since uh office street parking is not required.

Um we're just gonna keep it open.

The current lot only has a front yard.

It doesn't have any yard on the sides.

But you also the vacant lot is is part of the part, that's the adjacent lot.

Oh, that's the adjacent lot.

And you don't that's not part of your okay, thank you.

Right clarifying.

I'm just providing the lots on the side for your references.

Okay.

Um I'm having a hard time understanding your storefront because there's no dimensions and the drawing isn't a scale.

Could you go to that storefront?

Um, so on the session, you can see here the elevations.

So it's the total height of the building is feet 15 feet including the uh the parapet walls.

The storefront, the top of the storefront, you look into nine feet eleven inches from the um uh first floor elevation.

This is one story building.

How tall are the windows?

Um how far off the ground is the sill of those windows.

About four feet.

Four feet off the ground.

Of the ground, correct.

Okay.

Um I think that how how wide uh are the glass panes in there approximately.

Um is three feet.

I would say um this is about six feet, probably four, and this is probably probably eight.

And what color are the mullions on those storefronts?

Um we're gonna um based on the owner information that it was passed to me, we're gonna keep it all black.

Um as I show in the renders previously.

Give me one second, let me go back.

This is how this is gonna look like.

Uh for the new facade.

Um he wants the c the colorful signs um to be, you know, that mories will be able to see the signs from far.

So this is the concept that he has in mind.

So I I've asked these questions about the storefront because I I don't think that's four foot in your renderings.

I uh if I were to guess, it's probably 24 to 30 inches.

Um but I I think I need to know that in order to approve this application because I there's no information on the drawings that are telling me what the color of the mullions are, what the dimensions of the windows are.

So I don't yet know what I'm approving.

Okay.

Um but I do think that that storefront is very different than a lot of the new storefronts that are occurring down Huguenot.

So I I I have concerns that I've been a little out of character from what else is going on here.

Most of the other storefronts, the sills of the windows are either at the sidewalk level or around maybe 18 inches above the side lock level.

Um they don't have very large panes of glass unless it's it's a historic facade with butt-jointed glass where the whole facade is is glass.

Most of the new developments have narrower mollyan patterns where maybe it's three or four feet at most.

Um I just I think that's different than what's happening down the street.

And and to me, um, you know, the comprehensive tan talks about transparency and street activation.

Um these seem to be very highly reflective glass.

Is there is there reflective glass on that?

That's the intention.

So can you not see inside what's going on?

You can you can you barely can see from outside?

Barely can see.

Yeah, but from inside you can see to the outside.

Okay.

Um, so I I I have some just general concerns about the storefront.

Um not depicted in this rendering, I think is what you described as the dumpster that'll be placed on the left-hand side there under the sign, the the circular sign.

Yep.

So there'll be a dumpster sitting in your front yard.

Correct.

Okay.

I I think um I think we need to talk about screening of that dumpster, which is not yet on the plans.

Um I don't I don't think a dumpster sitting in your front yard is the type of pedestrian activation that we're looking for on Huguenot Street.

Um so I have some concerns about the dumpster and we wanted to m maximize the um interior space for that reason.

We are trying to allocate any spaces, any refuse space outside.

But you know, um we can certainly you know um allocate an area inside for uh I'm not opposed to having the dumpster outside of the envelope of the building.

Um but most dumpsters require screening, and you don't have any screening um right now.

And the reason the screening is there is so that you're not looking at garbage uh that you know sometimes overflows over the dumpster area.

People don't throw boxes in the dumpster, it collects there.

So I think that's still an unresolved area for me.

Um just uh please bear in mind that um the collection of the garbage would be about three days intervals.

So we're not spending any garbage to overflow.

Either either way, I think that there is code there for um having the garbage screen uh screened.

Okay.

Okay, please.

I know you said that um you won't have a kitchen and that you would have pre-cooked food, co-cuts, etc.

Um and I don't know if the question is for council or for you, but will you have someone there that is safe served certified so that food isn't sitting out?

Because there is there are some requirements, even though you don't have a kitchen.

So are you planning to have somebody there that protects um your clients from getting sick or to make sure that the food is safe?

Definitely.

Um food storage would be done as per Department of Health requirement.

The the whom?

Department of Health.

So is the Department of Health signing off on your kitchen prep area?

No, we haven't uh summary submitted the application to the Department of Health yet.

Okay.

But you will, though.

Definitely, yes.

What are the hours of operation?

Um from 11 to 11, because this is for all ages.

Um so it will be from 11 a.m.

to 11 p.m.

And what kind of noise or entertainment will be occurring inside the besides the machine sounds, it will be just background music, but or everything will be interior.

Um where will you be receiving deliveries and how will the trucks um giving you the products uh in the delivery?

Where would they go?

Well, the d uh that's something that uh I don't think has been uh thought out yet, but w would we are expect the deliveries to be there um of hours.

As as you can see, we have uh uh a front yard of about 18 feet, which trucks can uh easily park there um for any deliveries.

Are there loading exemptions in the Vanguard district as well?

And loading up.

But we still need to get things in and out of that building.

So um are you then describing the truck pulling across the sidewalk and into the front yard to do your deliveries off off hours?

Yes, correct.

And remember um deliveries will be really limited since we are not providing a full kitchen.

So it's not a like are you gonna have a truck the whole day bringing you know bags of food.

What's the depth of that yard?

Um one second.

101.

Oh, so I'm just the uh existing unobstructed front yard.

What's the depth of that front yard?

Uh seventy f seventeen seventeen feet two inches.

Seventeen feet, okay.

And so uh are you expecting the truck to kind of parallel park to the sidewalk or are they gonna back in?

No, parallel to the sidewalk.

So that we don't obstruct the sidewalk.

And as I mentioned before, there will be an of you know of our delivery, so we're not expecting any um hazard with the patrons.

It looks like the previous use had cars coming into that correct yard.

Is there a proper curb?

Um on the street?

Yes.

Uh the the curb?

No.

Okay.

Sorry.

No, I was gonna say is there a proper curb now that would prevent cars from going, you know, crossing the sidewalk and pulling onto that yard, because if it was previously used for vehicle traffic and there's a curb cut there, but now it's not gonna be used for vehicle traffic and you want it to be more where pedestrians um can come in and out of the establishment.

I'm wondering if there's a proper curb built right now in front of it.

Uh which it was intended to remain that way.

Okay.

For the whole width of the pickets curve right there.

Yeah.

It's hard to read, but I think it says.

Yeah.

To prevent cars from running, yeah, you know, drop pulling into the site to drop people off.

It's not intended to be any kind of drop-off.

It's peep cars are intended to stay on the street.

That's correct, but um for deliveries we you know we intended to have a a drop curve.

So we would like to keep it the way it is.

Okay.

Um you have all ages uh enjoying this, but you are serving alcohol?

Um it's expected that any um any minor to be a um to be uh with someone over twenty-five years old.

Any um person under age eight under age to be uh uh with someone f with 25 years old.

So what um what security do you have in place then to enforce that specific rule versus letting a unaccompanied underage person into the building?

Um we can take that into consideration.

Okay.

Have you considered no parking signs in front on the front of the building so that people know they can't pull in and park their car there um that has not been considered, but certainly I can bring it up to the owner's attention if the board decides the I think it would be important to us?

It doesn't matter that um uh no parking signs on the spit storefront is gonna it's gonna look off, but I can bring it to the owner's attention and take that into consideration.

I think one of the park comments uh was related to the proposed um facade um not really being much different than the existing facade other than um paint and and glass.

Right.

Um did you respond?

Like I I I don't know what you submitted to park in the first place, but can you kind of describe what they responded to versus what the proposal is now?

What's different?

Um I don't think we we have any um comments from parks.

Uh do we have any comments from parks?

Yes.

Uh you responded to them?

Yes.

Yes.

If if if I don't um if I recall since um the renders of the FASA wasn't submitted initially, they just provided some suggestion as the FASA would look like, but um this FASA was not provided to them uh the initial submission.

So I just uh have some suggestion if if I recall correctly.

I just have some suggestions how the FASA would look like, but see the this render was not submitted to them.

They didn't have any comments on that on on what you are seeing.

So just so I can understand you submitted that rendering to them.

No, no, you didn't they haven't seen it.

They haven't seen the rendering.

All right.

They saw like a uh uh a two-dimensional engineering drawing.

And they just provided some suggestions.

So I think it would be good to have them.

The rendering was provided a few hours ago.

Gotcha.

Gotcha.

Okay.

Jeff, are there any um hour restrictions in this area for um alcohol-based establishments?

Is there a time they have to shut down?

Yeah, though I think it's a good idea.

Is your mic on?

Sorry.

Thanks.

Yes.

I I know that the um the their liquor license is gonna have certain requirements.

I'd have to check.

You'd have to give me a few minutes to look it up for us.

I don't know them off the top of my head.

So but if you give me uh a few minutes, I can find it for you.

Um I believe there are a few residences in the area.

Um what um what measures do you have in place to prevent um people from inside drinking alcohol spilling out into your front yard uh and creating any kind of nuisance?

Um so we're planning to have some security at the doors to make sure you know people from inside the premises don't go out with you know alcohol or thunderhands.

So that would be thoroughly improvement.

I think uh we should you should think about um the level of mirror or tint uh on the windows in this area.

I I think the the idea of activating the street facade um is part of the uh comprehensive plan and um I you know your rendering of the inside looks exciting.

Uh you know, I uh maybe it's a balance of any kind of flashing lights coming out of the building versus people being able to see inside the building, but um yeah, I think your your signage is interesting.

Uh and I think it's calling for attention, which I think is the vibe that you guys want.

Um and and it might be interesting too to some level to have that be activated inside and not hidden.

Um again, I I it has to be your proposal, so I'm not exactly sure um what my opinion would be, but it would be interesting to see the reason why you would do one or the other, block it out or or or open it up.

Okay.

Thank you, Chairman.

Thank you, board.

Peter Fennelli, 351 Huguenot.

I'm the empty lot there, the vacant lot.

That's our little parking lot we have for our building, which is just a little ways behind that.

We have a problem with people parking there all the time.

And I just want to look, I'm excited that he's coming to do something there.

The area's little blythe.

That spot's been empty for eight or ten years.

By all means, I want to see you succeed.

My concern always is, as was before they built the apartment building there, there was a little dance hall across the street.

And that got really kind of out of control.

I just want to make sure that uh all the parking lot doesn't become a free-for-all.

So I'm really just stating it just to make sure that the board is aware that there is a parking problem there.

And now we've got, you know, an additional 1200, 1300 apartments in that area.

And everybody's fighting for spots all over.

And it's a continuous struggle for us to keep our few spots open for our employees.

That's about it.

Thank you very much.

Great.

And good luck.

Thank you for your comments.

Search Veter 25 LeRoy, place.

Also, I'd like to echo previous speaker and uh welcome a new business to an area where has been kind of uh dead for a long time.

Uh Huguenot uh could use uh new businesses.

A lot of the new buildings uh that have been constructed actually do not have uh retail space or they kind of have you know uh uh residence lounges, you know, facing, but they're not really public.

So it's good to have an actual business that will operate and uh welcome residents, but also you know, what whether nearby or uh you know coming from uh from somewhere else.

Um a few things as I was listening uh to you know to to the presentation.

I mean you know, there are some things that are required by code and uh thank you, Mr.

Halston, for asking the right questions.

I think there needs to be more asked uh for this type of establishment.

This is a drinking establishment, I understand 160 people.

That is a a large that is a large drinking establishment for this downtown.

And maybe there's a need for it, but uh there need to be provisions uh that go uh along that are beyond just park or some comments from uh you know from uh the building department or you know, the legal review uh that that you know Vanguard zone just basically allows anything to go because that's what it sounds like at the moment.

Um drinking on a Friday night.

Uh was no food served.

I did not know.

That may be a recipe for disaster.

And unfortunately, downtown has seen quite a few disasters with slashings uh in the middle of the day, uh not even at night.

Uh and uh maybe it's the board, maybe it's the uh Department of Development, maybe it is uh the police department that needs to be involved and look.

Uh we as residents have asked for police presence downtown for a long time.

Um there has been some improvement.

Uh when I first moved in in 2019, you would not see a police car for days, especially on the weekends.

That is changing.

I understand some of this changes take time.

We have a new uh police commissioner who I'm sure will look into making some improvements, but there needs to be a special consideration.

This is not just a you know, this was even a restaurant, this would be a large restaurant that would need a lot of review.

I think this requires a certain level of of additional review and community input.

Thank you.

Thank you for your comments.

Is there anyone else from the public who would like to comment on this application?

Okay, so we'll close the uh public comment for this application, invite the applicant back up.

Um for your first concern, we didn't know about the parking program that you have on the adjacent backend lot, but certainly we can enforce uh no parking and make sure no patents parking on your on your adjacent lot.

Also we can work with you and um to install certain measures to uh um to have uh cars to park, such as gates.

Um we definitely can work with you uh on the in that term in those terms.

Um I just want to um make it for the record that the intention of this new business is not for drinking, this is for family oriented that you have uh parents bring their kids to pray.

This is not a full restaurant.

The intention is not to have um serving alcohol the whole time.

Um just um I just wanted to have that on the record.

Uh this is for families, bring their kids to pray as uh type of different busters uh business.

The intention is not to serve alcohol um and have people um going out there and make uh vandalism on the streets or that kind of uh issues the you know communities has some important concerns are brought up, so it's good for the applicant to to hear these and kind of take heed about what's kind of going on in the larger community.

Um that being said, there are some other kind of uh recreation establishments that are family oriented that do serve alcohol, and you know, I don't know that we've heard complaints about them, um, you know, in New Rock City and things like that.

So, you know, for the applicant to be aware that this is a a concern and if any, you know, kind of security, extra security would be needed to um address it as it goes along.

Um just for the record, uh this is you are not proposing a cab array use, correct?

Definitely not.

Okay.

Um and I think uh on the facade it would be helpful to see more information about your lighting.

Um I presume there would be some facade lighting.

I don't think I saw that on the drawings yet.

Um and and that has to, again, just like we talked about with the restaurant, um, be uh full cutoff fixture and not bleed light into the adjacent neighbors.

Um I think it would be helpful for you to put some information on a piece of paper about your security plan about who will be monitoring um people coming in and out, um, checking IDs or helping with crowd control.

I mean, uh, you know, uh if I know that's not your intent.

Um it is an establishment that serves alcohol, you don't know who's gonna come when they're gonna come.

Uh I wish you success.

I hope that means that there's a lot of people in your establishment.

We just don't know if that's all family or all adults at this time.

Um so I think the security plan would would be really helpful.

Um, I I'm I don't think there's enough information in this application for me to feel comfortable approving that today.

I think there is some unresolved issues that uh I think need to be put on a piece of paper so that we know exactly what we're approving.

Okay.

Um so I just wanted to let you know that where I stand at the moment with a uh for a board member.

We can certainly provide you more information for the next uh meeting.

Yeah.

Is he requesting an adjournment?

Yeah, with that.

If you'd like an adjournment, yeah.

Yeah, I was gonna say with that being said, would you like to adjourn till next month?

Okay.

Great.

So I think some um additional information, like Doug said of the facade in particular with um specific measurements of the windows, not approximations, but real, you know, measurements of the windows.

Um, I would like a a condition um for no parking signage in some way, doesn't necessarily have to be attached to the building facade itself, but just somewhere that indicates that there's no parking.

Um and then maybe that will help this uh gentleman's, you know, no parking lot as well.

If your establishment is saying we don't have any parking, people will know that even that extends to the next door lot.

Um some kind of safety or you know, plan you have about there was some talk about uh unaccompanied minors with someone 25 years of age or older.

I don't know if that's something you wanted to enforce or just a general sort of sense of how you're gonna be checking IDs for serving alcohol.

Um because that seems like if if you're that seems like a bigger enforcement issue that there can't be any unaccompanying miners, I can imagine you know, my teenager wanting to go and play on the basketball hoop in there.

Um so just maybe kind of flesh that out a little more and um if you can bring that back, that would be great.

I do note that a lot of that will be handled with the liquor license, which does preempt any local things we have.

Okay, perfect.

And the dumpsters and refuse uh solution that um more properly screens that from public view and contains I'll take consideration to uh a look at an area inside of the premises for for roof use again.

I that's not what I'm prescribing as requirement for my approval, but if you choose to bring it inside and eliminate it from the front yard, I think that solves the problem of seeing it from the street.

You may want to be in touch with staff about what your options are for screening it if you'd like to keep it outside.

Uh these close would do one representative.

Okay.

Um so can I have a motion to adjourn this application till next on behalf of the applicant?

On behalf of the applicant.

Okay.

So we'll adjourn it.

We'll see you next time.

Thank you next time.

Thank you.

Thank you.

Thank you.

Thank you.

Okay, so we'll close the public portion of the hearing this evening, and we have one administrative item 3.2 administrative amendment regarding PB 3-2025 by Iona University for a previously approved site plan to create an open green space at 715 North Avenue, block 1005 lot one, and an R1-15 and R2-7 zone district.

Hi everyone, thank you for having us.

Uh Mike Smurglio, Senior VP of Operations for Iona University.

Um before I kick it off to Chris from Chris Trematola from Alloy Design who designed this, just want to give you a little background on why we did it.

I understand there's some questions here.

So this is a little beyond the corner, and you'll see aerial views of this as uh once Chris takes over.

It's a little beyond the corner of Beachmont Drive and North Ave.

And what we've noticed in the past was several close calls on the Beachmont Avenue, uh, I'm sorry, the Beachmont Drive Hill with our students and various other people walking on the side without the sidewalk, walking up the hill and then taking a turn into that um uphill trajectory into our parking lot, creates a dangerous situation for them and for drivers.

We uh when I was looking at this project, we saw one driver stop short because of one of the students, or I'm assuming it was a student uh crossing the road in an area where there was no um crosswalk because again, there's if they're coming on to the owner property, there's sidewalk only on one side of the um Beach Mount Drive.

And a car stopped short and got hit from behind.

Uh luckily nobody was hurt, but in uh short, this is really our response to um creating a more safer condition on that area, and particularly in that intersection where students cross and creates an access point to the site that's safer for everyone.

And now I'll turn it over to Chris Trematola, who can answer any questions you have, but walk you through the planning, uh Chris Tremitola from Alloy Design Studio.

Um as Mike mentioned, uh I have worked on the design here for the uh site.

And I'll run through a couple diagrams, some existing photos, and the proposed plan.

Uh so as you can see here, the red is the contiguous Iona University property with um North Avenue running uh up and down on a page on the left side.

Uh the purple circle there is the site in question, just for orientation.

Uh here I put together a diagram of the two crosswalk areas, the blue oval at the top and the blue circle at the bottom are the crosswalks crossing North Avenue east to west uh that enter into the campus.

So those are the two areas where there is heavy pedestrian flow across North Avenue.

And the dark, it's a little hard to see the distinction between the two reds, but the dark red is the existing paths that we've seen where the higher arc there coming up.

You can see this here.

The path up here is what Mike alluded to in his discussion.

There is a sidewalk along the north side of Beachmont, but not on the south.

And we actually looked at adding sidewalk there, but there's an extremely large rock outcrops that come pretty much all the way to the curb along with historic stone piers.

So other than a massive project to chip out a lot of rock, which would also have uh significant uh cost implication.

We then looked at the slope that enters in right off of the intersection where they're where there are existing crosswalks, um, which would create the path in the lighter red.

Uh so it would take across so out of a this was born out of a safety concern, uh, but also out the the issue that the students take this route is you can see the circuitous route that it takes to get to the center of campus if going down North Avenue and entering through the main gate.

Um so because that's such a long route for those pedestrians, they end up cutting across in in an unsafe manner.

Uh here are the existing site photos.

Uh the top right here is where that crosswalk uh lands, and this that's where the sidewalk ends.

That's where our site would begin.

Um, and we would be leaving the existing sidewalk and continuing up where there is existing signage, as you can see here in the distance, uh, that states Iona University.

Um, the signage that's being replaced, uh, that's actually a canvas over old signage that says I own a college.

So we're now kind of going to make that uh correct that issue uh with this project, but the lettering and the size of the sign actually remain exactly the same.

It would just be out of more handsome, nicer materials.

And you can see here on the bottom left the condition where uh there was that safety concern.

The left side has the sidewalk, the right does not, um, and we've noticed uh a number of people crossing at this intersection here to get into the what's called the Columbia lot uh parking lot.

And here is the opposite side of this behind the sign.

This is the parking lot condition.

As you'll see on the plan, we're proposing to reduce one parking space here to have a landing location for that sidewalk to come through this planting.

There would be a pedestrian gate there, as you'll see in the detail.

Um, and we were actually able to, as part of the other project, um, capture that space so there was no change in uh parking.

Here is the existing plan with the removals.

What we're proposing to do is uh eliminate a portion of the existing rubble masonry wall, take out that parking space here, remove the curb to reorient the curb there, um, and remove vegetation and the existing signage in the way.

Then from the existing end of the sidewalk that's there where the crosswalk comes across from that intermediate island, there would be a staircase here and a staircase here for people coming up from uh lower on North Avenue.

And they would enter in through the sign is located here at an intermediate level.

So the height of the sign actually is maintained.

It actually drops a couple inches from where it is at the moment.

So it's not a billboard.

It's a very subdued um uh appearance for the sign.

Uh and you walk behind the sign and then up the pedestrian gate is is up here, and then you come into the Columbia lot.

Uh the signage, as I I noted, is now going to be masonry, it won't be a canvas-wrapped old sign with the back side being buried, the front side being exposed.

That's how it works into the slope to kind of act as that retaining wall as well that'll help the stairs.

Uh the stairs will be a brushed concrete stair, um, uh very typical detail with a traditional handrail molding and the um ornate pedestrian gate.

Uh some rendered images of that from various views.

We end, as you note here, you can see here, we end that existing wall outside of the area, so it's not connecting as the masonry type of this wall has various different types of material in it, it has brick kind of put into it, has various pieces, and to join into it would make an odd configuration of new material to old.

building and the um ornate pedestrian gate uh some rendered images of that from various views we end as you note here as you can see here we end that existing wall outside of the area so it's not connecting as the masonry type of this wall um has various different types of material in it has brick kind of put into it has various pieces and to join into it would make an odd configuration of of new material to old so what we decided to do is end it outside and slope that land uh and and create a some distance between the old and the new there that would be captured by vegetation as you can see here um materials there are two uh area lights as part of the project this is for safety lighting on the stairs um these match the new lights that have already been approved for the um upper green project uh masonry is the is a natural stone masonry to match again the same walls that are being installed on the campus at the moment uh brushed concrete paths to match the sidewalk um and a concrete brushed stair um planting I included the standard plant list that has been utilized on the campus it's all native um but just wanted to to reiterate that everything being planted here is within the same pallet as the as the campus is being installed at the moment and happy to answer any questions so I'll start um I I just be clear I'm really supportive of this proposed stair connection I think uh it's easily recognizable as a heavily traveled student area and there definitely isn't the right safeguards in place to make it safe and you can always see the kids walking down on the grass and you know almost falling into the street so a kind of outboard of the property line I'm a hundred percent in favor of this where it starts to break down for me is the inside of the campus.

I mean you guys have this beautiful proposal uh for that uh oval circle the the upper green uh which I think was a lot about connectivity and uh connecting into the campus um and then you have this triangular parking lot with this triangular island with a bunch of walking paths that really go nowhere.

Right uh and I feel like you're adding another path that really goes nowhere.

It dumps you into a parking lot and I have to assume that most of the students are walking down the drive aisle today as they're coming down but I just I I'm hopeful of a better solution on campus that gets them off of the parking lot and gives them a safe path to travel inside that campus.

I mean I think in general a a campus master planning concept is to provide um passage walkways interconnecting all parts of the campus.

This happens to be sort of the back end of the campus with the staff parking lot but ends up being a really important connection because of the businesses and the housing that occur um you know by Eastchester and and North Avenue.

And so the the the inward part still feels a little unresolved to me.

Your crosswalk ends in a planted median with a tree so you're basically dumping the pedestrians into a grassed median.

So the I didn't want to interrupt is it's a two-way conversation go ahead sorry.

The purpose of we we went back and forth on on that crosswalk um the purpose of what I find the benefit of adding that is simply as an alert to the drivers that there may be pedestrians coming into the parking lot.

And while I agree the pedestrian flow is what I do every day, day in and day out and I agree with all of your points there for the campus and and how to organize to make a safe pedestrian campus.

Given that this is a I I I find to be a serious safety issue, I would you know those master plans can take years to to get right to then implement.

And so I think that this is kind of a low hanging fruit to address here and see how that connects in to the campus as it evolves.

Yeah I'm uh I'm I'm I'm I'm torn because I I I understand that half of this project is a huge safety improvement.

The other half of the project is sort of status quo of letting students walk through a parking lot.

And I just wondered if there not years.

I don't think it would take years to figure out a circulation path that safely provides passage to either an established path, which by the way is three parking stalls away, albeit a center island, but a center line with walkways nonetheless.

Um you're already removing one parking lot.

So I I if you were to somehow um shift the entrance into the campus three stalls up Beachmont.

Um you could cross that parking lot with the stripe that you have and connect into those existing pathways.

You're saying up here?

Yeah, again, like you're just your feet away from connecting to an established walkway system uh in this proposal.

Right now, you're you're dead ending into a tree.

Um so that's that's the only part where I feel like one more iteration of thought of connectedness sort of now puts things um into a complete circulation path that is fully resolved within campus and outside of campus.

The reality is is that if kids want to walk down the middle of the aisle, they will.

They'll walk wherever they want, but we're not giving them a chance to stay off of the driveway and use established walking paths right now.

So it just feels like an unfinished thought on the campus side.

Again, everything outside of the campus is great and much needed.

Uh I just wondered if there was one more thought about the interconnectedness.

It's challenging.

I mean, you guys don't have a lot of space in between these buildings.

It is sort of the back end, but um just above your red arrow is walking paths.

Walkway here.

Um the one of the driving factors here was the sidewalk connection to the crosswalk, right?

To and to urge uh you know, efficiency here to promote its use.

Uh we had initially um connected a sidewalk along here, uh, if you can see that cursor.

Uh there is enough room to have a sidewalk placed there with the existing tree um with uh air spading some routes.

I it there is enough room to place the sidewalk there.

Um we would be happy to add that.

I don't see it being used tremendously, but it would then provide that use uh that that ability to connect in there.

Yeah.

Let me uh let that dwell a little bit in my head.

I I just have another question, sort of just for the record.

Um these this part of the application um was not on the original upper green um application.

Uh so it's a new element um that is being introduced.

And I think it's fine to be under this application because it is the same area there.

But um it didn't require notice.

So have you guys um presented this information to the Beachmont Neighborhood Association, and have they given you any feedback, uh resistance or approval on the stair itself?

On um the answer is yes.

On April 26th, I had a um phone conversation and ahead of that I sent the renderings with an aerial view of what we presented here tonight, minus the technical plans.

Uh but they had the renderings, aerial view with the circle that um this is where we're constructing.

Yeah, and I sent that to Jean Van Lehrer, she's the president of the uh Beachmont Association.

We followed up with a phone call.

She said she liked the idea, uh, had no issues.

The only question she had was if we were going to impact the pillars at the entrance of Beachmont.

I told her in my estimation we were at least 75 feet away from those and were not impacting them.

Uh she thanked me for that and said she will immediately circulate that among uh her key members and the board, and if there was any um negative feedback, she would connect with me.

And she had not.

Okay.

Can you talk about the the construction staging?

Um I had a concern of it being within the campus itself and as much as possible, not closing the street, not impeding on the current traffic conditions on North Avenue and Beachmont.

Absolutely.

So the curb and sidewalk would remain as is.

We're connecting to the edge, the the landscape edge of the sidewalk.

So all construction would be staged from within the park lot, working down, or working up but backwards from the edge of sidewalk.

Okay.

And what are the hours that the gate would be open and at what point would it be closed at in the evening?

So I hate to say it.

We don't have the hours pinned down at this point.

We wanted to see if we were to do this project, what the traffic patterns would be.

Okay.

I would think that initially we would fall back on leaving it open an hour after we shut the gate for that drive.

Okay, because that is an access point that people are using now.

So logically, um we think we could capture the rest of the students walking up in that hour.

But um if we need to put a time on that, I would, but I'd like to see um how it works with shutting it that hour after, which would be about midnight.

Um adjust from there.

Okay.

Yeah, I don't have any particular, you know, preference on closing.

I was just kind of curious.

Like the gate is there, so what's the intended use of the gate?

To shut if needed.

Um I would like to start shutting it daily.

We do we um in the plan we have a camera along with the lighting.

Uh we are thinking of doing a card access system on the gate.

Uh they may that may not be necessary.

I think a connection around that little island would be helpful just to sort of guide people toward the sidewalk.

I mean, it's a parking lot.

People are gonna be walking through the parking lot to get to their car.

They're gonna be, you know, people walk through parking lots.

That's just what it is.

I I don't think you need it uh extremely um prescribed way, but offering uh a sidewalk around that little median near the tree, I think would help guide students from walking, you know, through the lot, but I I think it's a huge improvement for the safety.

I mean, you know, coming down Beachmont Drive is a pretty steep hill, so the sight lines are bad.

Um so to get kids off of Beachmont and crossing Beachmont at that point would be I think a big improvement to the safety.

I I'm just I'm looking at the site plan.

I mean it's it's it's uh almost not enough to really affect or offset the benefits of the stair.

But I also just wonder if that much extra concrete is really all that problematic uh and and extra concrete for to connect the crosswalk to the existing uh pedestrian in there.

Um what's what's the harm of adding that to the project?

Oh, it wasn't it wasn't adding the sidewalk, it was orientation of the stair to align with the crosswalk along with uh the signage in its current location, which is uh you know ideal location for the signage.

Uh in addition to, as you pointed out initially, uh the island and its walkways at the moment are very rarely used.

Um and if in the near future the parking lot is reorganized, um we might be kicking ourselves for putting this stair to favor a an island and walkways that that are no longer there.

Yeah, my comment was the stair is good where it is.

It was more about the internal uh around that tree and connecting to the the triangle.

Um just to give someone a hard surface a way to stay off of the parking area.

Uh I think that's a good improvement.

Again, it's it's not like absolutely necessary for me to approve this.

I just think it's a good thing to do to give someone that option to stay off of the uh the driveway without having to walk across grass up a curb.

Um so I think if you put a curb cut there to allow them up into there around that tree and then connect to that triangle, you've given the students the opportunity to stay out of harm's way in the traffic.

I think that would be favorable for the agreed, agreed.

So is the applicant um uh okay with adding a little kind of pathway around that little that triangular median Yes, okay we are great.

Yes.

Okay.

We are.

Great.

Okay, so we have a vote to uh approve this administrative amendment.

Can I have a motion?

So moved.

Is there a second?

Second.

All in favor?

Aye.

Any opposed?

Okay.

Amendment passes.

Thank you.

Thank you, yes.

Thank you.

Okay.

And can I have a motion to adjourn?

So moved.

I second that.

All in favor?

Aye.

Thank you.