Good evening.

Welcome to the July twenty-eighth, twenty twenty-six planning board meeting of the city of Neurochell.

Thank you for your patience in uh waiting for us to begin this evening.

Um we do have a quorum of four board members here, which also means that a um unanimous vote will be needed to pass any applications.

I think the applicants are aware of that uh this evening.

Uh there are two portions of this meeting.

The first portion of the meeting is open to public comment.

Um applicants would be invited to the podium to present the application.

The planning board will have questions.

Um and there will be an opportunity for public comment.

Um if any members of the public would like to comment, you'll have three minutes.

Um and also please fill out a white card uh and state your name and address for the record.

Uh and the second portion of our meeting is referral or administrative items that are not open to public comment, but you're welcome to stay.

Uh we do have one.

Uh we'll we'll take roll first.

Um Benito, if you don't mind.

Sure.

Uh Jim Brown.

Here.

Isabel Kuala Marquez?

Yeah.

Sylvia Hamer is out.

Doug Houston is out.

John Lancer is out.

Kate Mercado?

Here.

Christine O'Connell.

Here.

And staff members with us today.

Jeff Preem, Deputy Corporation Council.

Uh Paul Vaca, Commissioner of Buildings, Kevin Kane, Director of Planning and Sustainability, and myself, Benito Sahab, Board Clerk.

Okay.

Um, we do have one adjournment for um an administrative amendment.

Um item two under the City Council and BAZ referrals, administrative amendment for a previously approved site plan to revise the layout and parking arrangement at 18 Shady Glen Court, block 463, lot 1001 in an RMF 0.5 RMF 1.0 zone district is going to be adjourned to the September meeting.

Um and we do just have a change on this printed agenda that you have.

Uh we're going to be hearing items um six and seven first, uh, and then after that we'll proceed with the remainder of the agenda.

Um so with that we will move to item six, application PB 15-2026 by Robert Stanziali architect for subdivision approval to reapportion two existing lots by incorporating a portion of 15 Club Drive.

But vote separately.

Um item seven, application PB 16-2026 by Robert Stanziali architect for subdivision approval to reapportion two existing lots by conveying a portion to 10 Shore Club Drive, block 110 lot 11 from 15 Shore Club Drive, block 110, lot 110 in an R1-15 zoned district.

Good evening, Chair Mercado and members of the board and staff, um Robert Stanziol architect representing the applicant this evening.

Um as you mentioned, this is involves uh 10 and 15 uh shore club drive in your shell.

This case uh had been before the planning board previously uh and improved for this uh reapportionment.

And it um involves um as you as you mentioned, Madam Chair, the um moving of a piece of property uh actually a thousand forty-nine square feet from fifteen shore club drive, which is the vacant lot you see on this aerial photograph, uh, to ten shore club drive next to it, which has the uh single family dwelling on there.

Uh the owner of the property, Joseph Spezio owns both properties, and his intent is he wants to add more impervious area to his existing site with the houses, so he's grabbing that square footage from his adjoining lot so we can accommodate the uh zoning requirements for it.

Um we had um that all said, No, that this requires a full subdivision application, unfortunately, uh to go before Westchester County and a full filing.

Uh so we got hung up with um Viola Water and uh finally getting their approval and a um letter to serve uh for the service, even though there already is water service there, which was kind of ridiculous, but anyway.

Finally got their approval, and after we got the approval, the uh planning board approval expired.

So that's why we are back here this evening.

So you know we this isn't the first time this has happened, and we've been running into some issues with um that private entity with the amount of time that actually takes them to move a piece of paper.

So um we've seen this before.

It's effectively the same application.

Uh reason in the back is because they just couldn't get all those other approvals until this before this one expired.

Kevin using the up and down buttons here.

Shift.

No, Benito.

Oh, there you go.

Okay.

As far as the map is concerned, that's those are the two parcels.

Um taking the um thousand square feet away from parcel B, which is 15 uh short club drive will not uh make it a non-conforming lot.

There's still plenty of area to still make it a buildable uh single family lot.

So there are no no zoning issues at all that would be created with this.

No changes to topography or landscape, it's just a property line movement.

Great.

Thank you.

Any questions or comments from the board?

Okay, I would like to open this um application um for 10 short club drive, PB 15-2026 uh to comments from members of the public.

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

As well as 16 uh okay.

I was just gonna close yeah.

Okay, yeah, sorry.

Um, so I'll close the public comment for 10 short drive and open the public comment for 15 short club drive.

Um PB 16-2026 uh for members of the public to comment.

Okay, so I'll close the public comment.

Um I think we can take a vote.

We'll vote first on item six.

Um can I have a vote for lead agency?

So moved.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Aye.

Any opposed?

Um can I have a motion for negative declaration?

So moved.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Aye.

Any opposed?

And can I have a motion for subdivision approval?

So moved.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Any opposed?

Motion passes.

Uh and we'll vote on item seven, application PB 16-2026.

Um lead agency.

So moved.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Any opposed?

Okay.

Uh motion for negative declaration.

So moved.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Any opposed?

And can have a motion for subdivision approval.

So moved.

There's second.

Second.

All in favor.

Aye.

Aye.

Any opposed?

Okay.

Motion's passed.

Thank you very much.

Thank you so much.

We will move back to item one on our agenda.

Application PB 3-2026 by Clayton Mattis for site plan approval to convert an existing non-conforming office building to a place of worship at three the boulevard, block 815, lot 9 in R1 historic zone district.

Hello, members of the board.

My name is Elvis Moran.

With Bedalia Engineering, I representing the applicant.

We're here back from our previous meeting back in April.

We address we since addressed some comments that um building department have as long with along with uh planning board comments.

Okay.

So just want to reiterate um previously uh we had a different layout for the parking um for a regular use from Monday through Saturday.

We did find uh an old survey that was approved by building department.

Um it is at the right hand corner here.

So we do plan to bring this layout back to the existing conditions now.

Um and this is reflected on our proposed layout now for parking.

Two would be used by staff in the garage here.

Okay.

And then we did update our valet parking plan.

We did take a recommendations from Planning Board and provided an aisle for the valet along with the queue stations up at the front driveway.

So cars would queue here where valet would two valet um drivers would come in and assist the Patreons and direct the vehicles into the parking lot.

So right now we do have proposed 43 spaces, um, which 41 would be used for the Patreons, two for the pastor and staffs.

Um also we to we did bring the landscaping that was discussed in the previous meeting.

We have green aberratives on the left-hand side of the property, which would um provide privacy with the neighboring building on the left-hand side of the property.

And then we did uh cons or the owner did consult with the valet company, uh valet parking group LLC, and they get a they gave us a written proposal on how they would direct parking.

They would have two staff on uh Sunday worship masses, and then if there is to be a special event with more vehicles, they would uh assist with six attendees, one to direct traffic along with uh queuing and unloading cars back to um to the part from the premises.

And we did bring some photos, uh some aerial photos from the site as well.

Um the the dollar store is in front of the building, um, which would be uh let's see, it's on this one here.

Uh there would be no traffic that would um be queuing from there since there would only this space would be only be operating mo mostly on Sundays when service is done, and it's it would be between roughly the ballet would start between nine.

Uh service would start around 11:30 until one, and then ballet would finish doing their job when every car is out of the the parking lot, which would be roughly around 1 30 if everybody leaves that same time.

And that's all we have for now.

If you guys have questions.

Um have you established where the off-site parking will be located when the valet is in place and and in attendance?

Sorry, so um, I'm not sure if I understand your question.

The off-site parking as in um Oh, sorry.

So where will the val when you're using the valet service for Sunday services?

Um, where will the valets be parking the cars?

Oh, okay.

Off site.

Got it.

So outside, I mean the valet service would be generally parking them right on the uh this right here when we have the great pochade area.

That's where we'll be loading, and then off-site would be um just in the back.

It would be all in the rear of the property.

And do you expect any overflow of more cars than what you're showing here?

And if so, where would the valets take them to park like off the site?

We don't expect an overflow of attendees coming in.

Um most of the attendees will come in groups or um it will be serviced in.

There's also transportation that would take.

Um some patrons do walk there to the site, and right now we do have um a hundred seats there that would um be uh used by the Patreons.

So we we don't expect more than a hundred there, even though the the space does fit 191.

And we did the sign of parking for 191 Patreons.

I I have to thank you for changing this layout and and making it more usable.

Um, you know, in this frame, what you framed here, you only have to move one car to get to any other car on the property, which worked a lot better than the last presentation you folks made.

So thank you for uh redesigning that and making it work better.

My name is Clayton Mattis.

I am the pastor and um the owner of the property.

Um thank you, Madam Chair, and to the members of the board.

And let me first say I appreciate that, Mr.

Paul Vaca.

Thank you for the um the recommendation for the the layout.

I just wanted to address your question, Madam Chair, that the company um has a parking lot uh two blocks over where in the event that we have special um occasions and there is uh uh cars that cannot hold in our parking lot, then he would park it in and that's their arrangement basic that's that I made with him that he park in the his parking lot.

Thank you.

Thank you.

Any other questions or comments from the board?

I'd like to open this application up to uh comments from members of the public.

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

Okay.

Close the public comment.

Um and we do have conditions of approval.

Benita, would you please go through them for us?

Sure.

Uh number one, 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 temporary right-of-way obstructions that may occur during construction will require DPW permits.

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

Three.

Number four, the applicant shall remove any boulder or obstructions in the public right of way.

Five, the applicant shall install smoke, carbon monoxide detectors prior to the issuance of a temporary certificate of occupancy.

Six, the applicant shall install a fire suppression system prior to the issuance of a temporary certificate of occupancy.

Number seven, the applicant shall install a fire sprinkler throughout the building prior to the issuance of a temporary certificate of occupancy.

Number eight, the applicant shall ensure the parking spaces 10 and 12 are used after all the other designated valley parking spaces have been occupied to maximize vehicle maneuverability.

Nine, the applicant shall submit a special permit application for valet parking to the Department of Buildings prior to the issuance of a temporary certificate of occupancy.

Okay.

And are these um conditions acceptable to the applicant?

Yes, we accept those conditions.

Okay.

Uh we have three votes.

Can I have a motion to declare lead agency?

So moved.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Any opposed?

Uh can I have a motion for negative declaration?

So moved.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Any opposed?

And can I have a motion for site plan approval?

So moved.

Is there a second?

Second.

All in favor.

Aye.

Aye.

Aye.

Any opposed?

Motions passed.

Good luck.

Thank you.

We'll move on to item two, application PB 10-2026 by Aldo V.

Vinigliano for site plan approval to legalize the conversion of a social club to a place of worship at 109 Fourth Street, block 1340, Lot 52, in an NB zoned district.

Good evening, Eldova Italiano here for the applicant Grace Tabernacle Church.

Basically, the the church has uh purchased what used to be the uh Portuguese Social Club.

Um their intention is to um use it as their church for their congregation.

Um they have done some work there, they've installed a a uh handicapped ramp um or lift to uh assist people coming in out of the building.

The building basically encompasses the entire site.

Uh we have been in front of uh zoning board and got a variance as it relates to parking, uh as it relates to parking.

A lot of the congregation is right in the area, and um they have uh a lot of family members have uh indicated that friends will be able to park in nearby driveways uh for them uh so that there will be uh some parking provided um by congregation members uh for it.

Um but it is what it is uh in terms of the building uh uh fully expected to be occupied.

They are modernizing it.

Uh we have agreed for the fire suppression system, sprinkler system.

Um we understand that.

Uh it's basically improving uh uh a building that has been in the community and used uh as a social club prior to this, with really no issues that we're aware of.

Uh if there are any issues with the public, we'll hear about it tonight.

I don't think there will be any.

Um with me, I have uh the the son of the uh pastor available if there are any questions.

We also have uh the architects representative if there are any questions.

Um if you could just walk us through the site plan and uh for the and the plans for the building, just for the record, please.

Thank you.

Play with that.

As you can see, the envelope is the building covers the whole property.

Can you state your name for the uh this Joe Paterno representing Tedesco architects?

Thank you.

Uh the only improvement on the site would be uh a new uh handicap accessible ramp located towards the left's rear side of the of the building.

Um the rest of the site is as is the building and uh encapsulates the whole uh property.

Uh we'll be doing doing some uh facade repairs in the front, very minor, but mostly the improvement would be the handicap uh ramp to the left.

Any renovations in the interior of the building?

Uh just legalizing what's there.

Um there'll be some minor uh interior renovations.

The most dramatic one would be the sprinkler system.

Okay.

So I'd like to open this up uh to members of the public.

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

Okay, we'll close the public comment.

And we do have a couple of conditions of approval.

Number one, 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 temporary right-of-way obstructions that may occur during construction will require DPW permits.

Number two, the applicant shall provide an automatic sprinkler system for the A3 occupancy in accordance with section 903.2.1.3, condition two and three of the New York State Fire Code prior to the issuance of a building permit.

Okay.

And are those conditions acceptable to the applicant?

Yes, they are.

Okay.

We have three votes.

Um can I have a motion to declare lead agency?

So moved.

Is there a second?

Second.

All in favor?

Aye.

Aye.

Any opposed?

Uh can I have a motion for negative declaration?

So moved.

Is there a second?

Second.

All in favor?

Aye.

And can I have a motion for site plan approval?

So moved.

Second?

Second.

All in favor?

Aye.

Any opposed?

Okay.

Motions passed.

Thank you.

Thank you.

Feel like we're doing God's work.

Um item three, application PB 11-2026 by Mark Blair, Curious Projects for Site Plan and Special Permit Approval for an interior build-out at 55 Clinton Place, block 414, lot 9 in a DO2 Vanguard Overlay Zone District.

Good evening.

Uh my name is Mark Blair, architect for Curious Projects.

Um, representing Golf Lounge 18.

Um, we uh we are proposing to uh let's get here.

Uh we've got uh request for a special uh special permit and a site plan approval for the interior build out for golf lounge 18.

Golf Lounge 18 is a um entertainment and um uh recreational facility.

It's uh simulated golf uh indoors.

Uh we're gonna propose 11 golf simulators, uh small bar and food beverage program.

Um and this is at two Clinton Park.

Um these are just some examples of what the space will look like.

Um we are all interior, we have outdoor dining, um, and then the only exterior is uh some signage.

Um inside the space we will be two levels, um about 10,800 square feet interior total um divided by uh between uh uh a second floor and a main floor.

That's a typical example of the uh signage for golf lounge and we understand the conditions um that are put on the uh the application with regards to fire sprinkler uh signage uh approvals and permits um and then the damage to any right-of-way and can you talk about the exterior dining?

What type of uh tables and chairs will be used?

It can get quite windy in the downtown area, so just kind of what considerations you have for you know for that.

Um typically what they use for outdoor dining uh tables and chairs are kind of uh metal tables and chairs with uh a wood, a wood look to them.

So these should be uh sufficiently heavy to resist um any of the winds, especially in that plaza between one and two that comes through and will they be a fixed or sort of freestanding?

Um they'll be loose so they can come out um seasonally.

Okay.

I just want to say, you know, we've been talking about the uh experiential uses, you know, bringing in experiential uses as part of the vanguard uh initiative in the downtown, and I think this is a great example.

Um so exciting.

It's exciting to see this application coming forward.

I think it will be a great addition to the downtown.

Right, thank you.

And in terms of parking, there's uh public parking within the the building.

Correct.

Municipal parking.

Yeah, both the residential towers on top of parking.

Um it's uh it's valet parking.

So uh the golf lounge has uh believe 28 dedicated spaces within the valet program.

Um when the building was originally approved, it did anticipate the the ground floor commercial uses as part of its parking.

I wonder if it would be worth go ahead.

We will you'll be validating parking.

I'll have to turn that over to the owner.

I think that's the wouldn't mind coming up to the microphone and stating your name for the record, please.

Thank you.

Uh I'm Ajit, I'm one of the principals with the business.

Uh yes, as for our lease agreement to we have the parking validation mechanism that we're gonna set up with that RXR.

We have another business with the RXR and stamp, but we do a very similar um setup and have a very similar arrangement there as well.

So we have a validating machine which is inside our space.

That's outstanding.

Yeah, and we validate that.

Great.

I think it would be worth considering putting like on the website under fax or something that there is parking available because I know there are a lot of municipal spaces within some of these buildings that are like a little you know hidden or are under, you know, people are not really sure about, so it would be great for that to be part of the.

So there will be instructions and they will also be a small reading short video of that how to get to the parking and what to do.

Uh very similar setup exists in the Stanford, which would be replicated.

Great.

Thank you.

Do you anticipate hours of operation for the facility?

Any exterior and sp like particularly interior and then also for the exterior uh patio beverage food service.

Uh our ours of operations are 9 a.m.

till 10 p.m.

Uh we get those are summer hours.

Uh we have seven days a week.

And and winters, we do open early on Friday, Saturdays, and Sundays at 7 a.m.

and close at 11 p.m.

Um outside will only begin after 11 a.m.

After 11.

And until what time would outside beverage and food service until 10 p.m.

Okay.

Any other questions from the board?

No, you have mine.

Okay.

Great.

Um we'll open this up to members of the public.

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

Okay.

Close the public comment.

Um and we do have a few conditions of approval.

Number one, 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 obtain all required DPW permits prior to the installation of any exterior signage.

Number three, the applicant shall submit the sprinkler system layout and fire alarm plan for review and approval prior to the issuance of a building permit.

Okay.

Are these conditions acceptable to the applicant?

Yes.

Okay.

And we have a few votes.

Um can I have a motion to declare lead agency?

So moved.

Is there a second?

Second.

All in favor.

Aye.

Any opposed?

I have a motion for negative declaration.

So moved.

Second.

All in favor?

Aye.

Aye.

Aye.

Any opposed?

Motion for site plan approval.

So moved.

Second.

All in favor?

Aye.

Aye.

Aye.

And a motion for a special permit.

So moved.

Second.

All in favor.

Aye.

Any opposed?

Okay.

Good luck.

Thank you.

Thank you very much.

Exciting.

We'll move on to item four, application PB 12-2026 by Shaheen Badali for site plan approval to convert a one-family dwelling into a two-family dwelling at 88 Echo Avenue, block 95, lot 22 in an R27 zoned district.

Hello, Elvis Moran with Pedali Engineering representing the applicant.

Right now we have at 88 Echo Avenue, which is an existing one-family dwelling, and we're looking to convert to a two-family dwelling.

Elvis, do we intend to make any alterations to the curb cut or the driveway, the throat and mouth of the driveway?

Or is that gonna remain the same?

So we do intend to extend the curve cut for the detached parking garage.

Oh, here at the at the rear of the property.

We're doing an extension to the existing one car garage.

And we're planning to extend the curve cut as well.

Well, you gotta be really careful there because there is resident parking permits here, and there's signs up for them.

So I don't know if those fall south or north of where you intend to do that.

Got it.

Okay, we'll double check.

It had to go through the state.

So before we do that, we're we're gonna have to have a uh a conversation.

Got it.

Okay.

I thought you were just making the driveway wider, but not actually the curb cut.

Got it.

Okay.

All right.

So yeah, we'll we'll look into that then.

Thank you.

Okay, but the attend is to provide two parking spaces for two for each unit, first and second floor.

Um would be inside the attached home, and then three at the rear of the property, two inside the garage, and one space at the outside of the garage.

Yeah.

We're actually keeping the curb cut.

So we we do have a landscaping plan here as well that we're gonna put green aberratives on the side of the property, uh for just for privacy.

Um degree navigators grow over time, there'll be more privacy throughout the side of the building.

And we're also providing the extension at the side of the property.

Uh, we're providing a new staircase at the basement level, first floor and second floor.

The basement level would be a recreation room at as an accessory to the first floor unit.

So right now, the first floor unit will keep the front door, uh the existing space.

The uh attached stairs would be at the right hand of the house, what which will also be at the front of the property over at Echo, uh, which would lead to the second floor.

Um, we are also proposing an extension at the rear of the property for a bedroom here at the back, uh, which will be used as an as a second floor.

There'll be an over an overhang of the second floor, so we wouldn't extend all the way up, it would just go to the first floor, and at the second floor, we would just proposing a deck at the right hand side of the at the rear, and then a front porch at the front of the house.

And at the second floor, we would just proposing a deck at the right hand side of the at the rear, and then a front porch at the front of the house.

And then these this is just the existing elevations of the current building.

Right now we're planning to do the extension at the right hand of the house for the second floor.

The existing garage would stay remain or remain the same.

So this would be the front of the the proposed front of the house with the front entrance remaining the same with the front porch, and then second floor entrance would be at the right house right hand of the house, which will also be on Echo Avenue.

Um this one is the rear hand side of the house, so another exit from the back, and then extension here for at the first floor.

And then these are just side elevations.

This would be that extension where the stairs would be going up to the second floor.

Along with uh exterior siding that would be replaced and windows to be replaced as well.

Um the members of the board have any questions.

And did you have a comments from park uh on this application?

From from no, we did not.

I saw oh well, I did see some comments from park, um, but it looks like you changed the door to the second floor, so it would be facing Echo instead of a staircase on the side with the entrance on the side.

Right, correct.

Um didn't receive out uh after we revised the plans?

Okay.

So they found the the revisions to be acceptable.

Okay.

Oh, well, um yeah, correct.

Okay.

And there'll be new siding throughout the whole home to give it a uniform look after the yes, uh renovation.

We the owner is planning to rehab the home to give it a Victorian style, so it would be replacing the siding, the windows, um new material throughout the build the house.

Okay.

Okay.

Go ahead.

Oh, good.

Yeah, should we so there are additional comments from Park about um the egress area that's potentially limited because of the um the new double-hung windows?

What's the response on that?

Okay, yeah.

So there was uh we did propose a bay window here at the front, which was smaller than what the code um defines as an egress window.

So we did provide um egress windows throughout the throughout the house.

So right now um each bedroom does have an egress window.

Thank you.

Okay.

Uh we'll open up this application for comments to members of the public.

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

Okay, we'll close the public comment.

Um a condition to review and receive approval from city staff regarding the curb cut.

Yeah, it's prior.

Okay, so we'll add add that condition that um that's maybe prior to the issuance of any curb cut.

Um city staff shall review the private parking permit system that was put in place by the neighborhood.

Okay.

And Benito, if you can read the other conditions of approval, please.

Sure.

Um, 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 temporary right-of-way obstruction that may occur during construction will require DPW permits.

Number two, the applicant shall replace any defective sidewalks fronting the property to eliminate any tripping hazards and reconstruct driveway aprons in accordance with city standards prior to the issuance of a temporary certificate of occupancy.

DBW permits are required for this work.

Number three, the applicant shall establish a clearly identify unit numbers for each dwelling unit prior to the issuance of a temporary certificate of occupancy.

Number four, the applicant shall comply with the fire code as appropriate.

And then number five.

And then number five, the um admin review of the private parking and the curb cut, the driveway curb cut.

Great.

And are those conditions acceptable to the applicant?

Yes, we accept it.

Okay.

Uh so we have one vote uh for site plan approval.

Can I have a motion?

So moved.

Second.

All in favor?

Aye.

Any opposed?

Motion passes.

Thank you.

Thank you.

We'll move to item five, application PB 14-2026 by Thomas Haynes for site plan approval to change the use of an existing one-story building into a recreational baseball training facility and the merger of lots 65 and 4 at 11 Plain Avenue, Block 903, lot 4 and 65 in an LI Zone district.

Sorry, we have to present all the materials from the screen.

We fortunately we don't have the capability to depict the boards.

We show the members or no.

It just it's it's difficult for the uh screen to capture for anyone watching from home.

Understood.

We can show you.

All right.

Uh good evening, uh chairwoman, members of the planning board, and members of the city staff.

Thank you for the opportunity to be here today and to state your name.

Oh about to get to that.

My name is Evan List.

Uh I am the co-founder and current CEO of Westchester Youth Sports Empowerment, or WISE, and we're here today to present the WISE Clubhouse.

Uh WISE is a New York nonprofit corporation uh created around a very simple belief.

Talent is everywhere, but opportunity is not.

And so WISE was created to change that.

Youth sports can shape a child's confidence, discipline, resilience, friendships, and their future, but the cost of accessing high-quality coaching facilities and development has risen dramatically.

Too many families are take are being asked to make very difficult financial sacrifices simply to give their children the chance to participate and improve.

WISE was created to offer a different model, nonprofit ownership, exceptional programming partners, scholarship support, free community programming, and permanent facilities that are operated for community impact rather than short-term profit.

The WISE Clubhouse at 11 Plain Avenue will be the first physical expression of that vision.

WISE has purchased the building.

It's owned by the nonprofit, and our intention is for it to remain a mission-driven community asset, serving New Rochelle and the broader Westchester community for generations.

This is not a speculative commun uh commercial project.

This is not a private equity uh tournament complex or an event venue or a facility that is designed to bring hundreds of participants in at any one time.

It will be professionally managed.

This is a youth training and development facility operating through scheduled practices, lessons, clinics, camps, and small group programming.

This first clubhouse is intentionally centered around baseball.

With the Westchester Giants, a newer shell business serving as our anchor programming partner.

Baseball is a sport we all know well, and it is also a sport in which the cost and access challenges have become especially visible.

At the same time, the building has been designed to be flexible.

Soccer, lacrosse, flag football, strength and conditioning, and other youth programs will also be able to use this space, both the inside turf area and the rooftop field, the team rooms, the player lounge, and other shared development spaces.

Our long-term vision for WISE is multi-sport, multi-partner, and community-centered.

We have worked very carefully to design an operating model that is compatible with the site and the surrounding area.

The activity inside the clubhouse will occur in scheduled waves, generally lasting between 60 and 90 minutes.

And during the busiest after school periods, we expect no more than approximately three teams or roughly 40 athletes in the facility at any one time.

There will not be on-site games or tournaments.

There will not be large crowds arriving simultaneously.

Programming will consist primarily, as I said, of training, instruction, and player development.

The majority of families, approximately 80 to 90% based on our experience over the last two years, operating a smaller facility in town will drop off, carpool, and return at the end of a session.

Parents who do choose to remain on site will be directed upstairs to a dedicated parent lounge rather than gathering along the training floor or around the exterior of the building.

Traffic circulation has been a significant focus of our planning.

Families will be able to approach the facility through either Plain Avenue or Pleasant Avenue, helping avoid concentrating every arrival along any single route.

Arrival and departure times will be staggered by team and program, and WISE staff will actively manage the drop-off process during peak periods.

We're also substantially increasing parking on this on the property.

The site currently only has a limited number of usable spaces.

I think the legal number is six spaces, and our redesigned layout accomplishes approximately 19 spaces.

I believe it's 18 spaces with a large handicapped space, while improving circulation and creating a clearer, safer relationship among parking, drop-off, and the building entrance.

If overflow parking is ever necessary, our plan is to use the nearby municipal parking available at City Park rather than allowing vehicles to spill unpredictably throughout the surrounding neighborhood.

The proximity of City Park gives us an important pressure release option, and we intend to communicate clear parking instructions to our families, coaches, and program partners.

We understand that a good plan must also be actively managed.

WISE will establish operating rules around arrival times, carpooling, drop-off behavior, parking, pedestrian safety, and pickup.

Those expectations will be communicated through our registration process, team communications, on-site signage, and our staff.

We want to be responsible neighbors, and we expect our operating procedures to evolve as we gain real experience.

If adjustments are needed, we will make them.

A recent example, we partnered with uh Commissioner Parisi to extend free tickets to the New York Gotham Game that was held at City Field just two weeks ago.

For us, community access is not an accessory to the project.

It is the reason this project exists.

The clubhouse gives us year-round indoor capacity, while City Park provides outstanding outdoor fields and existing municipal infrastructure.

Together, those assets create the potential for a meaningful public nonprofit partnership serving New Rochelle's children and families.

We also believe that this investment can have a positive physical and economic effect on the Plain Avenue industrial area.

We are taking an old industrial building that used to make drill bits for the most of its life, and making a substantial long-term investment in its appearance, safety, and usefulness.

The project will introduce new large windows, improved lighting, landscaping, trees, a more welcoming street presence.

And we intend to improve the facade, activate the property, and create a building that reflects pride, not only in the organization, but in the neighborhood.

So rather than leaving the property dark and inactive, the clubhouse will bring consistent stewardship, security, maintenance, and positive activity to the area.

The children, families, coaches, and community partners will come to Plain Avenue because something meaningful is happening here.

We are incredibly grateful for the transformative philanthropic support that enabled us at WISE to acquire this building and begin the project.

We've assembled our plans thanks to uh Mr.

Haynes here, who's going to walk through the plans in a second.

We have our programming partners in place.

We have our funding.

We actually hosted an amazing uh donor fundraiser, hard helmet tour last night at the building.

Um happy to talk about that as well, but we now are well on our way to uh securing scholarships and financial aid for years to come.

And we're prepared to begin construction as soon as possible.

Our goal when we closed on the building was to try to have kids in the building by the end of this year.

Uh it's a very ambitious plan.

Uh obviously it's going to take partnership uh with all of you.

I know Paul's very excited to help us get this done.

Thank you, Paul.

But our timeline matters because every month that we don't get into the building is a month that these young people are not able to access this programming.

Um that's the only reason why we're we're in existence.

So our goal is ambitious, complete the work and try to open before winter.

Um but we do recognize that the board has an obligation to evaluate the project carefully.

We respect that responsibility, but we believe our plans address the practical concerns of occupancy, traffic, parking, safety, and neighborhood compatibility while delivering a meaningful and lasting public benefit.

So, you know, we respectfully ask that the board approves what we're gonna show you today.

And we look forward as a non-profit-owned community asset uh to partner with the city for generations to come.

So thank you again for the time, and I'll let Tom walk you through the plans.

Thank you.

Good evening, Chair Mercado and members of the board.

My name is Tom Haynes, excuse me, from Haynes Architecture, uh presenting the application tonight for 11 Plain Avenue.

As Evan explains, uh much of the background and the processes of how the uh the business is going to operate.

And what I'd like to do just briefly is bring you through, at least starting with the site plan, and then I can bring you through the floor plans and the exterior elevations and the some of the improvements that we were discussing.

The first thing that I want to bring up is um the part of this application, we are proposing to merge two lots together on this application, which I believe I understand that the board has to approve that.

So it would be merging lot four with lot sixty-five.

Um currently the the property exists as 17,500 square foot through lot.

Um it's actually it functions as a through lot, but it's actually two different uh addresses, two different lots that we're looking to merge together.

So the parking exists on the Pleasant Avenue side.

Uh as Evan pointed out earlier, there the legal existing number of spaces on site are six total spaces on the uh west side of the parking lot.

So as you pull in from Pleasant Avenue, um, the parking along the left-hand side there is all proposed as new.

Uh currently, if you've had an opportunity to visit the site, there is a driveway that goes uh down to access the um the actual uh first floor of the building, which is uh at street level with Plain Avenue, so there's an elevation difference there.

So we are proposing to do an infill there with retaining walls.

We're going to incorporate an exterior access to the building on that side with an exterior stair, which will be covered with a canopy area, and also propose uh a handicapped accessible lift, an exterior lift to access the inside of the building from the handicapped parking spaces.

We're just adjacent.

Um Evan did point out too that we so we do have 18 legal proposed spaces, with one of which being a handicapped striped parking area, which is a no parking area.

Uh, we're proposing all uh required signage for both the do not park area and the striped area only, uh or I'm sorry, do not uh park stripe area and also which is the handicapped space.

Uh it will also be uh labeled on with paint on the in the actual parking space.

Uh as part of the site improvement here, um the building and the lot exists at 100% coverage, so we're actually proposing a pr fairly substantial amount of uh plantings uh in and around the entire parking lot area, which would be fully compliant with the the city's parking uh requirements with regard to buffer and planting areas.

Um, which I'll get to momentarily, we will be proposing to line the perimeter of that rooftop as well.

Um, jumping forward, the rooftop is intended to be uh a seasonal, unenclosed uh training area, mostly for one team or up to 22 occupants at one time on that roof.

Uh Evan did a great job earlier explaining uh the total occupancy or expected occupancy count of the building.

It is far substantially lower than what the code prescribed uh re parking, quote unquote parking requirements would be.

Um just because the parking requirements don't have uh they're not specific to the use that we're proposing here.

It's really just per building and and and use that is may be similar but doesn't function in the sense that theirs does with the drop-off and and pickup and scheduled things that uh Evan uh explained earlier.

So um as part of that we will have uh uh elevator and stair bulkheads that do come up through the building currently.

The building is a two-story structure.

Um there is going to be around the perimeter of the rooftop, which I'll show you momentarily as well, will be a fenced in area uh for safety, and um that should pretty much sum up our uh our site plan here.

So as I can take you through a little further, um this pan page just shows um everything in red here in dashed lines is the proposed demolition.

So we are intending to keep um some walls, but most of which are going to be demolished and and opened up.

Um as we get to the actual floor plan on the plain avenue side, which is on the top of the page here.

We're proposing to relocate the entrance, the formal entrance from the plain avenue side down uh slightly, which would be um a little in the western uh direction there.

Um currently the entrance is is very constricted feeling, doesn't have it an inviting presence.

So the goal was is to shift the main entrance down slightly, create a more open area with a reception.

Uh adjacent to that will be a uh retail like merch area, really just for for the company and such.

Um we are proposing a handicapped accessible elevator to access the second floor and the rooftop as well.

Um then to the far side uh on this, well, in the center of the floor plan here is the strength and conditioning space.

Um to the very right hand side would be um his and hers locker rooms, each equipped with their own um handicapped accessible toilet.

And then in the the drawing, the way that this is positioned toward the pleasant avenue uh pleasant side is going to be all of the uh baseball tunnels for batting cages and such.

So you would see that there's six there.

Um they're just staggered length toward the right hand side to accommodate what we need for the locker room space.

Uh as we go up.

Oh, it's so and to the very bottom here of the bottom left side of the plan, you can see that that was where the the large overhead door was.

That's going to become our our rear entry point, which would provide the handicapped accessibility to come from the parking lot back into the space.

Um as we move up to the second floor.

Uh as Evan mentioned, the main heart of this center area here is for um any parents that do decide to stay, just as a viewing area.

We're proposing to open the whole facade.

Well, it's not a facade, but the whole wall up so it would become uh viewable completely down into the training facility below.

Um we do have obviously, as I mentioned, the uh handicapped elevator access there as well.

Uh to the left would be a team room where they would um sit down and get mentoring and things of that nature with the coaches.

Uh there's a small little cafe, just kind of grab and grow refrigerators and things like that.

And then um there's going to be uh bathrooms local or toilet rooms located to the right hand side, our second means of egress there, and um office spaces for the staff.

Up to the rooftop level here, so where I'm circling, I don't know if you could see that yeah, so where I'm circling around, that's gonna be the the one of the stair and the elevator bulkhead to access the rooftop.

Uh all of the function on the rooftop is pulled away from Plain Avenue and it would would be situated toward the middle of the building.

Um, and then obviously toward the pleasant side, we would have the that parking buffer there.

And we're proposing landscaping around the entire uh perimeter of that roof.

And then lastly, uh to the right here, I'm circling another stair bulkhead, which would uh act as our second means of egress for safety to escape back out and uh get out to the plain avenue side in case of an emergency.

Um other than that, oh I'll take you, I'm sorry, I'll take you to the so we did consult with the company to prepare um a uh photometric drawing here.

Um this should be in compliance with all that the the town's or the city's uh core uh requirements with regard to overflow and spillage of the lighting beyond the building and beyond the property line.

Um they're proposing four uh lights up on top of the um the rooftop training, and then there's also going to be four pole lights located down in the uh in the parking area within those planting uh areas there.

Uh okay, so on this drawing, uh top is the existing front elevation of the building from the plain avenue side, and then the bottom is the proposed elevation.

So you can see we're really opening and creating a much more inviting entrance and view into the facility from Plain Avenue.

Um here you can see is the double entry door, which we shifted down alongside.

Uh we have um uh a nice system of of um aluminum and glass, you know, sort of store from system here just to create that open connection between plane and uh and the inside.

So there'll be nice views and such, which is was actually what we were just gonna show with those renderings, but um I understand if we can't show them.

Um this uh sheet just shows you our proposed existing in our proposed right hand side.

So again, you can see the fencing up top with the perimeter uh plantings that would go around the rooftop.

The fencing that goes around the top uh how high is that?

Twelve feet mesh or chain link.

It it was proposed as chain link.

Okay.

Does it have a ceiling?

No, nothing is enclosed so it's it's just a freestanding fence just for focus essentially for steel.

We ran into an issue where we had mesh up with steel steel poles.

And we had an ice storm.

And those steel poles were destroyed.

Wow.

Because of the wind load after the ice froze to the netting.

That's why I asked.

So it just grew understood.

Just trying to save you some money.

No, it was it was planned to be uh to be chain link, though.

Um then uh as part of uh as what I mentioned from the site uh side where the the driveway currently goes down on the pleasant side where the parking is, we're doing an infill of air, so we're proposing a uniloc wall system on graphite gray, which is uh uh is a sample picture down here below, which will tie into the uh to the building aesthetics.

The building is is painted uh dark gray color, uh the windows would be all black, uh aluminum windows, and um this view on this page here is our last uh page of elevation.

So top uh elevation is the rear from Pleasant Avenue side.

You can see here where I'm I'm circling with the cursor.

That's currently the uh that large overhead door that we're gonna propose an infill, and we're gonna take advantage of that uh depression that occurs naturally down there where we can have our stair to access that lower entry area and also to propose the handicapped exterior lift there.

So other than that, I'm happy to answer any questions.

Thank you for a very thorough presentation.

Um there any comments or questions from the board?

Yeah, I was wondering um it it's so it's a former machine shop that also had a spray room.

What kind of uh uh remediation is required to bring this uh to this new use?

So from my understanding, there isn't any.

It's um there currently it's a it's a fairly clean space.

Um I don't know if if Evan can speak to that, but there's none to my understanding.

It's a good question.

And it was part of our conditions of purchase as well.

So because we are a nonprofit and we uh are funded by grants from other uh youth-oriented nonprofits.

We made sure that we did full environmental uh analysis.

Um so we had our phase one done.

We brought in uh I think it was partner uh to do the environmental review, and it got a clean clean pass.

Uh the my understanding on the the spray booths, it was just uh paint that they were doing in there, and you know, once we remove uh all of those machinery, they had six or seven giant dust collecting socks in in the system.

I think it was like a HEPA filtered system, but uh we the building did pass the the ESA phase one and we didn't have any recommendation for remediation.

And that's why we closed on the building.

Right.

And then I wanted to ask in the Google photos, there's school buses parked adjacent to the building.

Is that is there a relationship there?

Are they moving?

Are they gone?

I wish.

No, we we would love to we would love as uh as our uh next phases, you know, our Vic uh Sozio, who is our real estate expert.

We've been trying to engage with the owners of some of these other properties.

Uh they are privately owned, they're not owned by us.

First student uh is a tenant of those lots.

Um they they pay a lot of money to park those school buses there.

We have engaged with them very nicely uh when we painted the the walls uh of the exterior, they moved their buses, but they they have no plans on on going anywhere.

Okay, and that doesn't that's not connected to your proposed parking.

It is not connected to us at all.

Thank you.

At the beginning of the presentation, you talked about the planning board having to merge the lots.

That's just uh that's just a ministerial act by the assessor.

So uh it's glad you brought it up, and and then that's fine, but it's just one piece of paper and okay, great.

Okay.

Just uh a couple questions.

Excuse me.

Hours of operation.

Uh it's a good question.

The intention is for this to be focused on on kids.

So uh normal normal hours Monday through Friday, with the bulk of the kind of school-aged children coming after school, although we have been talking with some soccer partners and other sports who do programming for preschool age children, who said, look, we'd love to be able to use the space at one o'clock on a Tuesday.

So uh the intention is for the building to be open, normal business hours starting at around 8, 8:30, 9 a.m., and going into the early evening.

The last team practice is scheduled to end at 8 p.m.

Um there, you know, we we would explore through the booking system, it would allow for someone to book a lane as late as 8 o'clock to 9 p.m., but by 9 p.m.

we're shutting the building.

On weekends, it the hours might get extended because you have school-age kids who can come at 9 a.m.

and have practices.

Yeah, I've spent half my life at Flowers Field, right?

There you go.

And so these kids as well.

That's where the home field is for the these.

I understand.

The parking situation of Flowers Field now can be very tight.

And you're indicating that it's going to be used also for times when you're these teams are in training at your facility.

Is that going to work?

It's a good question.

And I think if we were located further to the other end of Plain Avenue, closer to Field 1 of City Park, it would be more of a challenge.

Uh, you know, especially on a Friday night where they have the under the lights football program and cars are parking all over the place.

Uh there should not be any issue uh in speaking with uh Commissioner Parisi.

We took a look at when our times uh for our current programs exist versus when the peak parking demand is at uh the field two, that second lot for the municipality.

And the the reality is is they they really complement each other.

And as Tom said, the reality of of our parking demands are that we likely will never need a spot at Flowers uh at City Park, but having the opportunity to s to say, hey, if we have you know a few extra cars that that do need to park in the single digits, that that is an opportunity.

You can go to uh the municipal lot and park if there's a spot and you can walk over.

It's about a thousand feet of a walk.

Um but we don't anticipate uh James James any need to use it.

But it was it's kind of the opportunity to have that overflow option.

As a as a safeguard um based on our recommendation, a suggestion from our traffic engineer um today.

We added a suggested condition, which the applicant uh did not receive.

So um you're hearing this for the first time, but the uh traffic engineer suggested a condition that essentially stating that a year after uh temporary C of O that um the applicant prepare a study to analyze parking and other traffic uh and address any impacts um that may be necessary.

Yeah, I saw the condition to work with city staff on uh circulation as well as necessary parking, excuse me again.

I think it's a great idea.

I think you should do it after a year.

You should get at some point under a better understanding than now.

Uh one of the images that you provided to us just had a Westchester Giants club.

It isn't just but Westchester Giants Correct.

You said how is how does it work?

How does just the financial work?

Um again my guys, my two sons, my four grandsons are on different teams.

And they're with different resources, frankly.

Uh so how does this work?

You for a non-pro-profit.

How do you schedule it?

How other people pay?

Yeah.

How does that work?

So uh first of all, thank you for the question.

Let me break it into kind of two parts, because I think it speaks to uh WIS as the as a nonprofit, and then the WISE Clubhouse as a physical building.

Um I'll spend let me talk first about why is the nonprofit, and then I'll go through the financial and the financial operations of the actual clubhouse itself.

So wise as a nonprofit, as uh kind of the vision of why we created this was really the getting to the heart of that accessibility problem.

And that is not just uh unique to Westchester or to New Rochelle, right?

This idea of private equity, realizing that youth sports is a potential gold mine for them and stepping in and just having profit as the pure motivation.

Our goal, I think, as Senator Murphy said very well when he introduced the bill to try to make this a fair game for kids, is you know, our goal is to eliminate that motivation.

And so if there are kids like your grandkids who are talented and just need that little extra financial assistance to get access to top tier training, wise is there to help those kids.

Agnostic to the program.

That doesn't need a building, right?

So if if kids apply to WISE for financial aid and we go through our rigorous process to say this family meets the need condition and the talent condition, that person is going to get financial aid.

Now, hopefully that answers one part of it, which is this is not building specific.

So this could be a national pro, you know, this is a national prop problem.

We hope that this first clubhouse in New Rochelle is the experiment that we can fine-tune to then replicate in other facilities around New Rochelle, around Westchester, and then beyond, right?

So this first clubhouse, this uh wise clubhouse number one on Plain Avenue, specifically tailored and intentionally designed to address the top-tier baseball talent.

That person that you know should be getting the best training, they could be Mariana Rivera, right?

Mariana Rivera, he's told stories.

He his first glove was made out of a piece of folded cardboard, right?

Today, that same Mariana Rivera child is probably not even picking up a baseball or picking up a bat because it's so cost prohibitive.

The equipment bats cost hundreds of dollars.

To join some of these teams, tens of thousands of dollars, let alone the private instruction, the access to these to these facilities.

So the building provides, again, nonprofit-owned, no debt on the building, meaning that it's sustainable kind of from day one, right?

We have a very good grant and donor base to be able to sustainably run this building in the neighborhood and provide ongoing financial support.

So have a safe space, provide free broadband internet, a safe space for kids to come after school.

You know, where I James, I will show you the renderings that we weren't able to bring up before, after we're done.

But the the upstairs is intentionally designed for the kids.

So this player's lounge that has computers and free Wi-Fi and a safe space for them to come after school to do homework to get things done.

That is so that the parents don't have to run home from a second or third job to get their kid from A to B because they do sacrifice to put their kids first.

Um this building is there to be safe, to be uh as technologically advanced as we can put you know, possibly make it so that those kids have every possible advantage and opportunity that they otherwise wouldn't have been able to uh to access.

And by giving them that financial leg up, by getting them in the same room as some kids who whose parents can afford to put them in whatever program they want, and vice versa.

Uh one of my fellow uh founders and board members, Will, he's he said it great.

He's like, our kids live in a bubble, you know, they live in this this this bubble, they can afford to do whatever they want, it's great.

And I said, Yeah, but those kids live in a bubble too, right?

And so our job in doing this is to make those bubbles come together so that they actually get to have that diversity, have that uh coexistence, learn how to be good human beings.

Baseball in this regard is that conduit, right, to learn how to be a good person and a good citizen.

But as you saw in that first rendering on the roof, we showed a soccer net intentionally because this is designed to be multi-sport.

Uh we are already talking with lacrosse partners and and soccer teams and other sports to say, hey, there are a lot of hours in the day.

We cannot fill them all just with baseball.

So that opportunity to find strategic partners beyond Westchester Giants, who yes, will be the anchor tenant to make sure that we're delivering the best in class uh baseball development to young kids.

They have 15 teams already, they're already touching 200 kids from ages six to 14 in this area.

They're going to grow, but in the meantime, you know, they're they're not doing programming for preschoolers.

So Ben Foster or you know Manhattan Soccer Club or a number of other soccer partners who could use the space.

Come on in.

Have a dozen five-year-olds kicking a soccer ball around the roof in a safe space where we're not motivated by profit, right?

So we can have kids from any newer shell neighborhood who should be playing soccer up there doing it without mom and dad having to pay hundreds of dollars to do it.

Right.

Intentionally, WISE isn't a sports organization.

We're not coaches, we're not going to be running any of these sport sports programs.

We're a nonprofit that's going to be giving financial aid and a safe space so that every kid can uh take advantage of that.

Did that answer your question?

I think it'll be a um we'll see after a year whether you have answered my question.

Okay.

That's fair.

You know, and fairness.

There's pushback to changes to Flowers Park.

You probably recognize that fairly recently.

Yes.

It's a sensitive issue that everybody here in New Rochelle should be given priority, frankly, here in New Rochelle or in New Rochelle.

And uh it isn't just for those who can afford it for sure, is no equity outside equity coming here for sure is where we want it.

Yeah.

So that that way, yes.

Let me ask uh as far as use isn't it?

Top, how big was the fence?

12 feet.

It's a 12 uh 12 foot chain length fence.

Uh just we're just wondering what use is going to be up there.

I see balls flying on top of cars all the time from Flowers Field, right?

Yep.

Yeah.

So this is there, there's not going to be games happening up there.

There's not live at bats happening up there.

The intention is uh soccer training, passing, defensive drills for baseball, face-offs, throwing of a lacrosse ball.

The fencing are is proposed to be five feet or so in from the edge of the facade with the plantings happening around it.

So the kids will feel like they're in a park, right?

They're not on some roof with a big chain link fence.

They will feel like they're on ground level with the uh landscaping as designed.

Okay, just let me go back one more time.

The uh sessions are 50 to 60 minutes in length, you said?

They could be 60 to 90 minutes.

So we build it in with a 10-minute kind of uh barrier.

So you'd say, you know, team team A, your practice on Tuesday is from 4 o'clock to 450.

That could be that their hour block.

The next group isn't coming in until 5 o'clock.

And so how does that work?

TFU if I have if I'm managing a team, which is a lot of volunteer stuff going on here.

Do we apply, how does that work?

How would a team apply to you to get it into the schedule for 60 to 90 minutes?

How does it work?

That's a great question.

So, you know, there are a uh a variety of different uh technology solutions that address facility management and blocking of different spaces and times.

So the way that the uh inside of the facility has been designed, and I'm happy to pull that that slide up if you want me to.

But uh the way that that Tom showed the interior was with six different batting lanes.

Yeah, so that I think is a very easy way to simply think about the inside, but in reality it's it's a bit more complex, right?

It can be one fully open area, everything is motorized and kind of controlled by an iPad.

So we could have someone can come in and say, hey, I need the entire turf area inside for my soccer training program.

And if that time is available and bookable on the on the app, I think we're leaning towards using baseline, which is one of the leading providers of this booking solution.

They could book that space, it tells you the pricing, and that removes that space for that period of time from the booking system.

So it can be one big open space.

The way that it is downstairs, it's actually three distinct sections of motorized nets.

So you could lift one section up and have two still netted and one section open.

That could be soccer happening on the right, lacrosse in the middle, and two baseball lanes happening.

Each one distinctly bookable for each hour of each day on this app.

Similarly, the six cages that you saw, the four largest ones, they're 70 feet long and 15 feet wide, which is great if you're a high school baseball player trying to learn how to pitch and throw and hit and do all these things.

But if we're having a team practicing, you don't want nine kids standing around.

We actually have the ability on this app to bring down mid-section cutoff nets as well that are 65 mil, you know, the it's the top of the line again material.

So we can actually have up to 10 distinct hitting areas, each individually bookable.

So by having 10 areas inside every hour of every day, the opportunity is high for a team or a dad and a grand uh you know, dad and a son or grandpa and grandson to go on on the app, wise.org, look at the schedule, grab an hour in one cage unit for 40 dollars, and come in and use the facility where we'll have balls, we'll have equipment, we'll have everything that anyone needs.

And that didn't even touch the roof, which is available as well and can be can be cut up into different units.

The the gentleman who designed the netting and the turf space, he has done, I think nine out of the last ten collegiate facility designs for some of the top universities.

He uh graciously donated or is donating a robot that can be used to line the field.

So there will there's purposely no lines on this field upstairs.

So you can on the phone say, Oh, today we have soccer coming in, you can hit print and it will literally go out like a printer and put temporary lines down for any of the sports that that we need.

Baseball in field if you're doing defense drills, can be lacrosse.

So it's it's multi-function, multi-sport, but ultimately flexible.

So for those who cannot afford the $40 an hour.

Do they have a you have a sliding scale of some sort?

No, you you said 40.

I'm not saying that is the number, but whatever the number is, that varies by whoever was asking to use the facility.

Do you understand what I'm saying?

I do.

Yeah, no, I do.

So look, at the end of the day, this the building and the facility is owned by a nonprofit.

But that does mean that there is uh revenue that will be generated within the building.

So I I don't anticipate there being um a sliding scale for booking.

There will be a stated cost per hour per space, and that I think uh brings equity to the availability of the spaces.

But we, and and we talked about this uh again with with the commissioners in our planning conversations, the the availability for community days and community clinics and uh you know, where we open up the schedule and make everything free and bookable and we have coaches in the facility, that's our intention.

Uh we want to bring in professional teams to come meet with the kids, whether that's the New York Giants, the Mets, the Yankees, uh New York Gotham women's soccer teams.

That is our intention is to have community days and clinics supported by the revenue generating days.

So they kind of come together.

I'm taking to your question about the economics of how we're how the heck we're going to make this thing work.

We're not going to have tenants in this building.

Um we're not going to be a landlord.

We are going to be staffing this building as the nonprofit.

We're going to be making sure that it's safe and equitable and that the systems in place are uh making sure that everyone who needs access is getting the right access and in in the right ways.

But whether you're the giants and you're our anchor tenant, and you're going to be taking a lot of the you know main hours after school, that is going to be still owned by WISE.

We are going to be the ones kind of prioritizing the access, reserving community time, making sure that other sports are in there.

And those programs that we partner with are going to be paying service fees to us.

They they're going to do, they're going to run their own business, they're going to do private lessons and have their own business.

Um, the economics of their relationship with us is going to be handled as a program service agreement.

So they will pay uh the nonprofit.

I'm very positive about this.

This uh your facility.

I've really hoping very much work.

I just watched kids who are good who didn't have the privilege to be able to be trained to the point where they're going to really be super at their particular sport.

So I'm very positive for that.

I just hope the financial work does work.

Thank you, James.

And also, yes, we're working the city as far as flow.

I heard what you say, not that many people are going to be there, it's just going to be dropped off.

But we have no problem accepting that condition or one year review.

That's perfectly acceptable to us.

Um I have a question about your your staff and staffing on something, for example, like a community day.

So two parts.

One, are you going to be relying on team supervision of the children?

So if a team comes in, then that team is responsible for their own kids.

One.

And then two, if you have a community day where it's open to the public, or are you governed by any kind of law for ratios of staff to children depending on their ages or and if there's no mandatory sort of staff to child ratio, what is your plan for for that?

I guess it depends whether the community day is happening on property at the clubhouse or if it's happening in partnership with city parks.

I think we would anticipate most of these larger community days that we're talking about occurring in City Park.

So that would be in partnership with the city and parks and rec, making sure that we're, you know, having the right coverage and parents having their children, you know, being supervised.

Within the building, when we are providing a free clinic day or you know, a program, a camp, right?

Our intention is to offer free camps during school breaks, right?

Parents still need to work, but the kids aren't in school.

That was one of our big big focus areas.

The uh supervision will occur by our program staff.

So wise staff will be in the building, but we will have partnered, we will actually be paying the different sports partner, the organization, for that coverage.

So they would have to have six, seven coaches to, you know, uh that's part of their job, right?

Is to make sure they have enough coaches per the kids that are signed up to come to the clinic.

And then those would be pre- I don't know the state, the law about cover.

I I apologize.

Okay.

No, but that would be adhered to.

Um and then would they be like pre-registered, knowing how many staff you have available, limit the number of participants for that?

Yes.

Okay, I'll open this um application up to comments for members of the public.

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

Sure.

Okay, we'll close the public comment.

Um we do have some conditions of approval.

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

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

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

Number three.

DPW permits are required for this work.

Number four, the applicant shall remove the large concrete blocks located within the public right-of-way along the pleasant side, pleasant street side of the site and resolve the related open notice of violation prior to the issuance of a building permit.

Number five, the applicant shall, upon written determination by the city that a post-occupancy traffic study is warranted, retained and fund a qualified traffic engineer approved by the city to conduct a one-time study of of traffic parking, queuing, drop-off, and pickup conditions associated with the use one year after issuance of a certificate of occupancy.

The study shall be submitted to the city for review.

If the study identifies adverse traffic parking, queuing, or public safety impacts attributed to the use, the applicant shall implement at its sole cost such reasonable mitigation measures and may be required to may be required and approved by the city.

Number six.

Number seven, the applicant shall provide documentation for review and approval by the fire marshal, confirming that the building will be fire fully equipped.

Sorry, that the building will be fully equipped with approved automatic sprinkler system and fire alarm system prior to the issuance of a building permit.

Number eight, the applicant shall provide construction details for review and approval by the fire marshal demonstrating that the bulkhead will be constructed with the minimum two-hour fire resistant rating prior to the issuance of a building permit.

I just want to make one clarification, I think, on a number five that should be um uh after one year after the issuance of a temporary certificate of occupancy.

I don't know who drafted that condition, right?

There's no question that there has to be a sprinkler system installed in this building, but we usually look at the structural drawings and the architecturals first, and then the MEPs come in slightly after that.

So yeah.

I'm just letting you folks know.

I think the TCO is also limited to a full only a 12-month extension in our code.

So I don't know.

I don't know the timing of work there.

If it's within 12 months after the TCO, it would like the TCO public.

Which I don't know that that would technically qualify.

So I think that's true.

It would need to be to be from the C of all, which is what I looked at earlier.

I don't remember saying temporary C of O for I oftentimes the issue is that the C of O may not come for years after the building's been occupied.

Well it says CO.

It says if warrant, you do electric traffic study?

Yes.

If warranted That would mean to me that if you folks do a good enough job maintaining your drop-offs and pickups, that this won't be warranted.

So do a good job.

Okay.

Thank you.

So keep it uh certificate of occupancy or temporary certificate of occupancy.

Well, I just think 12 months your TCO is going to expire.

Yes.

So C of O.

I think it should be a C of O We can put a condition on a C of O.

Yeah.

We're allowed to do that.

So we can make it a C of O.

Okay.

Okay.

Are those conditions acceptable to the applicant?

Yes, thank you.

Okay.

And we have three votes.

Uh can I have a vote to declare lead agency?

So I'm sorry, a motion to declare lead agency.

Sorry.

Is there a second?

Second.

All in favor?

Aye.

Any opposed?

I have a motion for negative declaration.

So moved.

Second.

All in favor?

Aye.

Aye.

And a motion for site plan approval.

So moved.

Second.

All in favor?

Aye.

Aye.

Any opposed?

Motion passes.

Good luck.

Thank you.

Thank you all very much.

Perfectly appreciated.

So the public uh comment portion of the meeting is over, and we're gonna move on to uh city council board of zoning referrals discussion items.

Um we'll start with item one extension request for application PB7-2025 by first lake court for a previously approved site plan for installation of roof mounted solar panels at 479 Fifth Avenue, block eight ninety-eight, lot seven in a LI and FA zone district yeah, so they're um close to receiving their their building permit, so they uh requested an extension for their um application.

Sure.

Okay.

Can I have a motion to approve the extension?

So moved.

Second, all in favor?

Aye.

All right.

Any opposed?

Okay.

Extension is granted.

Uh number two is adjourned as we mentioned earlier, and number three, we have an extension request for application PB 15-2025 by Eric J.

Wilson AIA Castle Architectural Services for a previously approved site plan for the construction of a new two family dwelling at 22 Rosedale Avenue, block 1517, lot 100, and an R2-7 zoned district.

So same um so last month they came for an administrative amendment for 122 purging.

Uh they um thought they would receive their permits, but they haven't um submitted the drawings to the building department, so they require an ext and they received an extension for uh 122 purging.

Um they didn't submit an extension for 22 Rosa, so they require that extension as well.

Okay.

Second.

All in favor.

Aye.

Any opposed?

Okay.

So moved.

Second.

Aye.

Aye.

Aye.

Okay.

Thank you.