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Planning Board approves 22‑unit Mayflower project with conditions on rooftop use and bike parking
Summary
The board approved site‑plan approval for a 22‑unit building at 343 Mayflower Avenue conditioned on relocating bicycle parking, lighting cutoffs, supplemental landscaping, tree‑removal compliance, stormwater requirements, and limits on rooftop activity (no amplified outdoor sound; terrace closure hours).
The New Rochelle Planning Board voted Nov. 25 to approve site plan for a 22‑unit, three‑story residential building at 343 Mayflower Avenue, subject to conditions governing bicycle storage, lighting, landscaping buffers, stormwater systems and rooftop use.
Attorney David Locker and architect Lucio DeLeo presented the project as a compact, modern, energy‑efficient building with 22 apartments, rooftop recreation, and 49 parking spaces (27 exterior, 22 interior). DeLeo said the design maximizes perimeter green space and places about half the parking below ground.
Multiple residents raised concerns during public comment about noise from a rooftop terrace, privacy impacts from north‑facing terraces, flooding and sanitary/sewer connections, and traffic and pedestrian safety on nearby streets. A resident, Yan, asked the board to require noise mitigation measures and stronger planting buffers; another, Matt Hayes, requested a comprehensive traffic study and crosswalks on Pelham and Mayflower avenues.
The applicant’s engineering team, Thomas Kohany of Hudson Engineering, said the project includes two stormwater systems designed to city standards and capable of infiltrating the 100‑year, 24‑hour storm; sanitary service and street connections are separate matters. The applicant agreed to add more perimeter trees, fence the lot, and consider moving the bike room closer to the building front.
Planning staff and board members proposed and the board adopted several conditions: relocated bicycle parking (to be submitted to the building department prior to permit issuance); a lighting plan with cutoffs to prevent spillover; supplemental landscaping along property lines; tree‑removal compliance per city code; and enforceable rooftop restrictions including no amplified outdoor sound and terrace closure hours (recommended 9 p.m. Sunday–Thursday, 10 p.m. Friday–Saturday, with decibel limits measured at property lines). The applicant accepted those conditions.
The board declared lead agency and then approved the site plan with the listed conditions. Staff said the approval includes additional technical conditions from traffic, civil, building and fire reviewers that the applicant must meet before obtaining permits.
