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Planning board approves gate, parking changes at 175 Memorial Highway with conditions
Summary
The New Rochelle Planning Board approved site plan changes at 175 Memorial Highway to legalize an automated entry/exit gate, relocate a fence, remove three parking spaces and add a five‑foot planting buffer, subject to conditions including mirrors, signage and review of two tight parking stalls.
The New Rochelle Planning Board on April 22 approved site plan changes at 175 Memorial Highway to legalize an automated entry/exit gate and adjust nearby parking and landscaping.
The action applies to application PB30-2024 by Robert Keeler on behalf of Medical Vision LLC. Robert Keeler, a registered architect, said the gate and a fence were installed without a permit and that the application proposes relocating the gate and fence to provide an 18-foot vehicle queueing distance from the property line, a five-foot planting buffer and the elimination of three parking spaces to achieve the clearances. “We are proposing the modifications to the gate for all the proper clearances, planting buffers, and whatnot,” Keeler told the board.
The board’s decision matters to nearby pedestrians, adjacent property owners and drivers because the redesign moves the fence five feet into the parking lot, eliminates three spaces and requires new traffic signage. Benito Cejas, senior project manager with the city, read conditions that the board attached to approval, including remedies for any damage to city rights-of-way during construction, installation of no-left and no-right turn signs tied to Burling Lane’s planned conversion to one-way traffic, and a requirement that the exit gate arm be at least 18 feet from the property line on Accessory Lot B.
Board members pressed for clarity about the planting buffer and sight lines. Kate Mercado asked whether the proposed planting would sit on the church property adjacent to the lot; Keeler said the planting and moved fence would be on the applicant’s property and agreed to a condition to ensure plantings remain within Medical Vision’s parcel. The board also required mirrors to improve exit visibility and a maintenance obligation so shrubs are trimmed to preserve sight lines.
The plan removes a small attendant booth to make room for one of the planting beds and relocates three parking stalls that were not previously striped. Keeler said three existing spaces will be removed to provide the 18-foot clearance needed for cars to queue off the sidewalk. The board asked staff to review parking stalls 16 and 17 for possible redesign or designation as compact spaces because of tight turning clearances.
The board first declared itself lead agency for SEQRA, issued a negative declaration, and then approved the site plan. The motions were moved and seconded and passed by voice vote.
Conditions attached to approval include: remediation of any right‑of‑way damage to the satisfaction of the Department of Public Works; obtaining New York State Department of Transportation concurrence with the driveway location if necessary; that construction and improvements occur only within the applicant’s property unless written authorization is provided; installation of mirrors to improve visibility at the exit; installation of specified no-turn signage connected to Burling Lane’s conversion; maintenance of plantings to preserve sight lines; and staff review and potential redesign or compact‑designation of parking spaces 16 and 17.
The board opened the matter for public comment and received none. The applicant accepted the stated conditions, and the board voted to approve the site plan.
