Public hearing on April 14 to comment on revised plans 

At its February 10^th meeting, the City Council discussed an amendment to the Downtown Overlay Zones (DOZ) to enter into “a refinement phase designed to optimize quality, future-proof development, and increase economic value.” Adam Salgado, Development Commissioner, shared a presentation of proposed next steps and changes based on “lessons learned” over the past 10 years.  

Development Commissioner Adam Salgado

Local activists have said the proposed amendment “will set the tone for development for the next several years” and provides “a window of opportunity to effect change.”  The City Council will hold a public hearing on the proposal at its meeting on April 14.

According to Salgado’s presentation, the goals of the proposed amendments are to

• Expand missing middle housing opportunities through height standard adjustments for smaller lots, definition changes and façade requirements.
• Implement targeted strategies to concentrate large-format retail uses in the core downtown and ensure business long-term viability.
• Codify changes and clarifications of ground-floor frontage requirements to help address retail vacancy and improve activation.
• Incentivize 2- and 3-family housing as a pathway to homeownership and neighborhood stability.

New RoAR News (NRN) met with Commissioner Salgado to better understand the plan, especially in relationship to the expansion of DOZ 8, which comprises the bulk of Community District 3, the heart of New Rochelle’s Black community, which has not, as yet, significantly benefitted from the development efforts.  

Map of the Downtown Overlay Zones, with the proposed expansion of DOZ 8

Understanding the Goals:

Regarding the stated goals, NRN learned that “middle housing” refers to two and three family homes, as well as smaller apartment buildings with a maximum height of eight stories.  The goal is to build approximately 300 units, primarily located in DOZ 8, including the proposed expanded area near the hospital. 

The plan also states that any community benefits resulting from the development in DOZ 8 will remain in DOZ 8, but does not specify that the funds will remain in Council District 3, which Councilmember David Peters refers to as “DOZ 8 proper.” 

NRN also learned that the “large format retail” is an effort to promote retail and entertainment uses along Huguenot Street between North Avenue and Bally Place that would benefit from proximity to the transit center.  “Buildings in this area would sit along the sidewalk, with shops and services at the ground level and housing or offices above,” Salgado explained.  “The goal is to bring in the kinds of larger, everyday businesses residents have said are missing, but in a way that remains walkable and connected.”

When asked for clarification about the changes to “ground floor frontage,” Salgado shared that the City would like to waive some of the requirements for first floor retail space in new buildings. “The goal is not simply to reduce retail requirements, but to create active streets that work over time. In some locations, retail should be required. In others, it may be more appropriate to allow ground-floor residential—homes with their own front doors facing the street. When done well, this still creates activity, improves safety, and avoids empty storefronts.”

As shown in the presentation, the proposed amendments will add 2,800 new housing units to the City, as follows:

• DOZ 1: 1,500 units
• DOZ 2: 200 units (may be paused)
• DOZ 3: 200 units
• DOZ 4: 400 units
• DOZ 5: 100 units
• DOZ 6: 100 units
• DOZ 7: 0 units
• DOZ 8: 300 units

DOZ 8/The LINC

The largest change proposed for DOZ 8 is the development of the LINC (Linking Innovation, Nature, and Community).

The LINC is a proposed greenway designed to connect the area from downtown to Lincoln Avenue by reducing the width of Memorial Highway and replacing it with a linear park along the remaining roadway.  The stated goal is to help restore some of the Black community life that was destroyed when Memorial Highway was built by providing green spaces to gather and play, as well as opportunities for local small businesses and non-profits. Promised federal funding for this long-planned project was withdrawn by the Trump administration, but a recent grant of $16M from New York State makes it possible for the work to begin. 

Map of the proposed LINC project

At the February 10th City Council meeting Councilmember Peters shared the importance of moving forward with the LINC project in a timely fashion, saying “…the City needs to secure the will, desire and determination to bring this thing into existence. It can’t wait, because the rest of the city is expanding around it.” Peters said that the city needs to integrate its priorities into its policies, including anti-discrimination and the use of union labor. “The developers can’t drive everything,” Peters said.  There are things we can do now that we are not doing.” 

What about Community Benefits?

NRN asked whether the continued development would address some of the ongoing complaints about the City’s failure to meet its social equity goals, including affordable housing, union jobs for New Rochelle residents, and training.

Salgado believes there is more affordable housing available than residents give the City credit for, noting that the buildings located at 11 and 25 Garden Street are designed for residents between 30% and 60% of AMI. He also stated that of the roughly 4,500 units rented thus far, about 23% are to families between 30%-80% of AMI.  

At the time 11 Garden Street was built, the city allowed developers to segregate the required 10% affordable units offsite and away from their market rate developments. RXR chose to do so, placing all of their affordable units for One and Two Clinton Park in 11 Garden Street. Social justice activists believe the City effectively contributed to “ghetto-izing” affordable housing in one of the least desirable locations in the City, located between I-95, the Metro North tracks and across the street from the County Courthouse. 

Salgado shared that the City had renewed its contract for training programs with Soulful Synergy, a local minority-owned business focused on workforce development, clean energy, and strategic consulting. According to Salgado, 60 individuals have completed the “urban handyman” training since 2023, and a new “green-scape” training is being developed. 

Salgado  acknowledged that an insufficient number of local jobs had been created, but stated that one project that is currently underway will meet the Industrial Development Agency’s 15% “social equity” threshold, which includes local, union and MWBE jobs. He also said that three other projects slated to begin will be held to that standard. 

Recognizing its continued failure to deliver on its promises to New Rochelle residents, the IDA adopted the “Social Equity Program” two years ago requiring that 15% of a project’s total costs go to either local hire, union labor, or Minority or Women-Owned Business Enterprises (MWBEs).  While it is too early to see the results of this, advocates believe that this program sets a low bar that will result in continued failure to meet the goals of the City and IDA.

Salgado also noted that the City had provided training and resources to small business owners, and granted $1.8M in capital improvement funds to 18 local small businesses.

Next Steps:

A public hearing on this proposal is scheduled for Tuesday, April 14^th, at 7 pm, giving residents an opportunity to study the plan and formulate their questions and comments for the City Council.

Correction: The initial NRN article incorrectly described “large format retail” as “strip-mall style development.” This has been corrected. In addition, the description of “ground floor frontage” has been amplified.