Votes at a glance: New Rochelle Planning Board approves site plans, grants administrative amendment and refers massage‑establishment rules

The New Rochelle Planning Board recorded approvals and referrals on several items during its May 27 meeting. Key actions and outcomes are summarized below.

MJ Garden phase 3 — 26 Garden Street (PB‑18‑2024): The board declared lead agency, issued a SEQRA negative declaration and approved the 28‑story phase 3 site plan for MJ Garden LLC (211 affordable units). The project approval included added conditions for an administrative amendment to refine garage façade treatments, HUD interior sound standards for indoor spaces, bolting of rooftop furnishings and coordination with other agencies; vote recorded as approved with one opposed.

First Light Corp — roof‑mounted solar at 479 Fifth Avenue (PB‑7‑2025): The board approved a 213.6 kW rooftop solar array for a Public Storage property. Conditions require repair of any city right‑of‑way damage during construction and fall protection where parapet walls are below required heights; the applicant confirmed no panels will be visible from Fifth Avenue.

196 Wilmot Road — single‑family dwelling (PB‑8‑2025): The board approved a two‑story single‑family home facing the lake. Conditions include DPW permits for any right‑of‑way impacts, sanitary lateral connection inspections, compliance with fire code and return to the board for administrative approval of fencing and landscaping plans.

156 Webster Avenue — second‑floor conversion to two apartments (PB‑9‑2025): The board approved conversion of a vacant second floor into two two‑bedroom apartments, intended primarily for employee housing. A condition requires the applicant to include the fourth parking space inside the garage (to address maneuvering and backup space); final enforcement and monitoring were left to staff and counsel. Vote recorded 4 in favor, 1 opposed.

150 Stratton Road — administrative amendment for connector (PB‑9‑2016 amendment): The board approved an administrative amendment to construct a connecting structure between two existing school buildings, but deferred final decisions on several parking, temporary modular classroom and landscape details. The applicant was instructed to return with a more detailed plan for parking layouts, play‑area protection between vehicles and pedestrians, and temporary classroom specifications.

Massage‑establishment licensing and zoning referral: The board voted to positively refer proposed zoning and licensing changes for massage and spa establishments to City Council. The draft ordinance would make massage establishments a special‑permit use in commercial districts and add a city licensing regime (annual license renewal, verification of practitioner credentials, and enforcement provisions including hearings to suspend or revoke licenses). The board recommended the Council consider consistency of approving authority across waterfront and other zones.

What’s next: Several approvals require administrative follow‑ups: the MJ Garden façade amendment and rooftop safety/noise confirmation, more detailed parking and temporary classroom plans for the Stratton Road amendment, fencing and landscaping plans for 196 Wilmot, and final compliance documentation for the rooftop solar array. The massage‑establishment proposal will proceed to a City Council public hearing.