[{"_1":2,"_112":-5,"_113":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6513180,"mediaKeyId","5075358-f7c1287544ff4a5884d4e1b1e8433c20","parentId",5075358,"title","Board approves Town House outdoor dining at 559 Main; permit tied to common ownership or binding agreement","audioSeconds",1987,"startMs",2692000,"endMs",4679000,"viewUrl","/Search/View?dp=1&key=5075358-f7c1287544ff4a5884d4e1b1e8433c20&start=2692&end=4679","thumbnailUrl","https://assets.pipeline.soar.com/5075358-f7c1287544ff4a5884d4e1b1e8433c20/thumbnail_2692000.jpg","articleUrl","/articles/6513180/New-York/Board-approves-Town-House-outdoor-dining-at-559-Main-permit-tied-to-common-ownership-or-binding-agreement","mediaUrl","https://secure.pipeline.soar.com/6513180-4ec2eaaa552265e2c18d09dbb4d815d1/orig.mp4?Expires=1771114271&Signature=XVWE2Aks1qXTFT06qAGC51h40czwiLGZyX~UF41j4tgfX5N8TjzcdliEbf0fgcpBXqkzSHPyiQjaWEomPVr307p3GVpm205SwI3pkz5xIyXCDllGq0ITCgs~AYzax1eeUBzqYGrRTWwUPk2I2RE~lLUok97wOha13cLbi~Sh3BeuVMDTFW4P1TIQQ3Gy6YXQOt4567c~sxGxWv1kMXNsxkbTeVIMK-B8-YR~SsO132Z8u2bRnuGMh0AVWkSAuXyTRc1ZHWZ8i596J9VkzEoBotspTKWd7ijwqR8sdrzkVtWuOgG3LvfRJRiMRZ~ZxOTkX5ELBM7VlkbVoyIO-cS1Hg__&Key-Pair-Id=KUT5TJCACFTXG","author","New Rochelle","date","2025-06-24T00:00:00Z","article","The New Rochelle Planning Board on June 24 approved special permit PB14-2025 to allow outdoor dining in the rear courtyard serving Town House Restaurant at 559 Main Street and 72 Center Avenue, with a condition that the permit’s effectiveness be limited to common ownership or preserved via a legally binding agreement if ownership changes.

Applicants Thomas Yagoda and Tom Middleton described plans to convert a portion of the rear courtyard and adjacent two‑story storage/garage building into an approximately 40‑seat alfresco dining area. They said access will be primarily through Town House and that refuse will be relocated to an enclosed area away from dining. The applicants said restaurant hours would follow existing operations — currently 5 p.m. to 10 p.m., Tuesday through Saturday — and that the outdoor furniture and planters are movable so the space can be cleared when needed.

The application package included a letter from the city parking department indicating municipal parking availability to meet required spaces for the combined site. Board members and staff discussed logistics including access through the alleyway, tenant windows facing the courtyard, trash and loading practices, and whether the courtyard would be closed to vehicle access during dining hours. The applicants said furniture and planters would be removable and that refuse would be collected after business hours; they also said they had discussed the proposal with upstairs tenants and received their support.

Planning staff read conditions into the record requiring remediation of any city right‑of‑way damage during construction to DPW satisfaction and DPW permits for temporary obstructions. Staff also recommended and the board adopted a limitation on the permit tied to ongoing common ownership of 559 Main Street (Town House) and 72 Center; staff said the permit could also remain in effect after a sale if a legally binding agreement was recorded to preserve the dining arrangement. The applicant indicated acceptance of those conditions.

Public comment was limited to one resident, Tony O’Malley (34 Emerson), who voiced support for the proposal and for further downtown activation. After discussion, the board moved, seconded and approved the special permit unanimously.

The permit allows the seasonal outdoor dining area to proceed under the board‑read conditions; applicants and staff will coordinate final enclosure, trash relocation and any operational clarifications (for example, whether the alley will be closed during service hours) as part of permitting and any administrative follow‑ups.","mediaType","Video","parentTitle","New Rochelle - Planning Meeting - Jun 24, 2025","oneSentenceSummary","The New Rochelle Planning Board on June 24 approved special permit PB14-2025 to allow outdoor dining in the rear courtyard of Town House Restaurant at 559 Main Street, conditioned on DPW remediation for construction impacts and limited to common ownership or a recorded binding agreement if ownership changes.","taxTitle","New Rochelle, Westchester County, New York","taxId",76423,"location","New York","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6513185,"Planning Board approves rooftop solar at 54 Nardozzi Place with delivery and permitting conditions",470,2196000,2666000,"/Search/View?dp=1&key=5075358-f7c1287544ff4a5884d4e1b1e8433c20&start=2196&end=2666","https://assets.pipeline.soar.com/5075358-f7c1287544ff4a5884d4e1b1e8433c20/thumbnail_2196000.jpg","/articles/6513185/New-York/Planning-Board-approves-rooftop-solar-at-54-Nardozzi-Place-with-delivery-and-permitting-conditions","https://secure.pipeline.soar.com/6513185-781cf9b8d40b8f7ab65ed4ba3d8d1b94/orig.mp4?Expires=1771114271&Signature=YNsXPSKxbJQGtdiDhDAYVRL2r3EiZO2QovnP-3YCG5wyXcvqqPkl1M6b~8U7nlUtc-uznDosc8Y9ntzENMQvmkXcu67SgQbIo3KVDiisdnmlPdbHGL1s0-wlcJhAE-xW02GmalAsv8lXqZDocIFaoTNwN0ozLwqiQOqgMul3~qpP7GNhOwspQZN7bVl3Tvsg9F5e~PbnY1-JnnzfGPXgBxjkz6zLn2u12CxL4IFWybg6LQyAw3JRw1CLE0zVZ7P3eX8QSi3-8kwYen1SpjBJSoFm2Kuwv8xG1sB~ibDaV1UsyDB4zJiaeJT1~xNZpaQ~FVVTBm3Aequb-eNPmEbISA__&Key-Pair-Id=KUT5TJCACFTXG","The New Rochelle Planning Board on June 24 approved site plan PB11-2025 for a ballasted rooftop solar installation at 54 Nardozzi Place, subject to conditions on delivery logistics, DPW permitting, setback documentation and right‑of‑way protections.

Jonathan Misraki of Tri State Solar presented the proposal, describing a rooftop system that combines ballast and mechanical attachments and is not visible from the public right‑of‑way. Misraki said electrical conduit would be run internally to the building’s electrical rooms and that only the emergency disconnect — required by code — would be mounted outside.

Board members asked for clarification on panel tilt, setbacks and shading. Misraki said the arrays are fixed and that the panel locations are tucked in behind parapet walls with setbacks greater than the six‑foot code minimum. A board member noted a setback dimension missing from the plans and requested the applicant add the appropriate measurements.

Planning staff read two conditions into the record: repair any damage to city right‑of‑way during construction to the satisfaction of DPW and obtain DPW permits for any temporary lane closures or public right‑of‑way obstructions, with deliveries scheduled to avoid peak shopping periods. Staff also requested that the applicant update drawings to show the required setbacks; the applicant agreed.

The board voted to approve the rooftop solar installation. The approved plan requires the applicant to coordinate material deliveries and lifting operations to avoid queuing in public lanes, to repair any public way damage from construction activities and to submit updated drawings that show the panel setbacks.

The applicant referenced the National Electrical Code 2020 requirement for an exterior emergency disconnect for rooftop photovoltaic systems and confirmed the system will comply with NEC and life‑safety requirements before permitting and installation proceed.","The board approved PB11-2025 to install a ballasted rooftop solar array at a storage facility at 54 Nardozzi Place, requiring DPW permits for any lane closures or deliveries, scheduled delivery hours to avoid peak shopping times, remediation of any right‑of‑way damage, and updated drawings showing panel setbacks.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6513189,"Planning Board approves Cloudbound children’s play space at 80 Nardozzi Place with traffic‑study condition",2029,160000,2189000,"/Search/View?dp=1&key=5075358-f7c1287544ff4a5884d4e1b1e8433c20&start=160&end=2189","https://assets.pipeline.soar.com/5075358-f7c1287544ff4a5884d4e1b1e8433c20/thumbnail_160000.jpg","/articles/6513189/New-York/Planning-Board-approves-Cloudbound-childrens-play-space-at-80-Nardozzi-Place-with-trafficstudy-condition","https://secure.pipeline.soar.com/6513189-fb8d60832ba233ba5ac2dc2a3b99be65/orig.mp4?Expires=1771114271&Signature=GC9KTJEDt8AU3esZaGbMSlB~KzeEeb~gFY2qpEMH2N5Z~6JceV8BFRMagyECu7KzhncVELnDkY5TWsrYTEwCbLpzePIB3W3iz7DijN8R9rmcY-gxMUC8jBKuiwz5a226~v9ckDS8KttaTynH5KHHe0IhJOWMg43pgKRXJ4DzKOVndj4YqiX2Ebkz2Wm~fZ6xQtI~zEsgcv6ScWUJCCAtbQrf7nkyU5W2otqqARXADqZP0TfpJefEoU24jeCKaz-Q9gk1lPC8m6H3BGsM8gwEz1t08B6gdCWfgXMDLmb0ZXWxIRq~1GOE5WZgDieV-bxNoXJkD28t40nwmx~l8tyFDg__&Key-Pair-Id=KUT5TJCACFTXG","The New Rochelle Planning Board on June 24 approved site plan PB10-2025 for Cloudbound, a new indoor play facility for children ages 0–6 at 80 Nardozzi Place, with conditions requiring a trip generation study and related traffic measures before a temporary certificate of occupancy is issued.

Cloudbound, presented by Caitlin Shufelt, vice president of Cloudbound, is a new brand from the SkyZone team designed as an unstructured, developmentally focused play space for young children and a parent community hub. The applicant said the project is an interior remodel of the former Ashley Furniture retail space and will not alter the site’s footprint or parking layout.

The board’s action follows presentations from the applicant team and staff, detailed review of interior layout and life‑safety egress, and multiple board questions about traffic intensity and parking. Planning staff and the applicant agreed to conditions that staff said are intended to address circulation impacts at the busy Nardozzi/Costco corridor.

Shufelt described Cloudbound as a drop‑in, membership‑based facility for families with amenities such as stroller parking, nursing rooms, family restrooms and a quiet room. Architect Amy Miles, associate at PB2 Architecture and Engineering, said the project is an interior fit‑out of an existing vacant retail unit and that the required parking rate for the new use matches the former furniture store: “The parking, goes, space for space,” she said.

Board members pressed the applicant on traffic and occupancy. Staff explained that a change of use with occupancy greater than 49 requires board review and that the director of traffic engineering had requested a trip generation review. In response, Amy Miles said the project team has retained a local consultant and is coordinating the study with a citywide traffic analysis: “We’ve retained a local consultant to complete the traffic study … and fully expect to have that study presented to staff and worked through with staff before the temporary certificate of occupancy is issued.”

Shufelt and her team said the Cloudbound operating model differs from SkyZone’s drop‑off model and that the facility would be staffed to ASTM standards. She said the company expects lower throughput than a typical SkyZone and plans longer session times to reduce turnover peaks. When asked about available parking, Miles said she believed the lot serving the plaza contains about 261 spaces and offered to confirm that number for staff and include it in the traffic analysis: “I believe it’s 261. I can certainly double check that and get back to staff.”

Planning staff read four proposed conditions into the record before the vote: (1) repair any damage to city right‑of‑way from construction to DPW satisfaction and obtain DPW permits for temporary obstructions; (2) review projected trip generation with the director of traffic engineering prior to issuance of a temporary certificate of occupancy and address signal timing modifications as appropriate; (3) provide an exit signage and emergency lighting plan prior to building permit issuance; and (4) return for an administrative review for staggered checkout contingent on the trip generation study. The applicant indicated acceptance of the conditions.

A motion for site plan approval was moved and seconded and passed on an all‑in‑favor vote. The board’s action permits the interior conversion to proceed subject to the listed conditions and follow‑up with city traffic and public works staff.

The project will return to city staff for technical review of life‑safety plans, traffic study results and any recommended signal timing or circulation modifications before a temporary certificate of occupancy is issued.","The New Rochelle Planning Board approved site plan PB10-2025 for Cloudbound, a SkyZone‑linked early‑childhood play facility at 80 Nardozzi Place, contingent on a trip generation study, DPW repairs/permits, emergency‑egress and signage plans, and an administrative review for staggered checkouts.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6513175,"Board approves administrative amendment to add 80 municipal parking spaces at 40 Memorial Highway",93,4705000,4798000,"/Search/View?dp=1&key=5075358-f7c1287544ff4a5884d4e1b1e8433c20&start=4705&end=4798","https://assets.pipeline.soar.com/5075358-f7c1287544ff4a5884d4e1b1e8433c20/thumbnail_4705000.jpg","/articles/6513175/New-York/Board-approves-administrative-amendment-to-add-80-municipal-parking-spaces-at-40-Memorial-Highway","https://secure.pipeline.soar.com/6513175-2d6bbddcc0d30ef2d6e27ef09d20f95c/orig.mp4?Expires=1771114271&Signature=PfaxXsx71Z2kRepBtQ1pQ6ei1O0BSzz0NmgPpaymIijUiegB-PaK5N1EcS7L7fM8hkjGq468tWo7uEY3WkOYDfz7wFiyV53Z58Lm2nkq~lurGCCkQQd2DY5SBKILEsJGryjtGeKYcY7bF~mfBFXbJyApczkRNGqUpa9gMwrwtasc~JLd7B5bja89t4BHsLUrzkZNRAxmPRcB6O1ejYGgKg8udVF6tSoLLoxuK6d3wlDaBAiMNOiAaYK~WQ1GhPLFsb9-OdO3XgCbgk-QPWlLo5OL7w~muo-1K5s3bZPtfj0qoEuOX1DT1ZnnBkQ78eocd8utLtCKftlzs95pJ-fukQ__&Key-Pair-Id=KUT5TJCACFTXG","The New Rochelle Planning Board approved an administrative amendment on June 24 to modify the existing parking structure at 40 Memorial Highway and add 80 municipal parking spaces for public use.

Planning staff said the amendment was previously reviewed and that only a few outstanding items remained with the buildings commissioner. The board heard that the additional 80 public spaces will help address downtown parking demand. Board members suggested promoting the expanded parking via the city’s social media channels and adding signage off South Division and Memorial Highway to direct drivers to the facility.

Staff said the parking addition will be folded into a citywide parking management plan and that signage in the garage should be improved so drivers know to use the facility. The administrative amendment was moved, seconded and adopted by the board without opposition.

Planning staff will proceed with the amendment and the city will continue work on the parking management plan and signage to increase public awareness and utilization of the new spaces.","An administrative amendment to modify an existing municipal parking structure at 40 Memorial Highway to add 80 spaces was approved; staff said the spaces will address downtown parking demand and will be incorporated into a broader parking management plan including signage and public outreach.","actionData","errors"]

Article not found

Board approves Town House outdoor dining at 559 Main; permit tied to common ownership or binding agreement

Planning Board approves rooftop solar at 54 Nardozzi Place with delivery and permitting conditions

Planning Board approves Cloudbound children’s play space at 80 Nardozzi Place with traffic‑study condition

Board approves administrative amendment to add 80 municipal parking spaces at 40 Memorial Highway