City of Mount Vernon

The Planning Board conducted a regular meeting which included roll call confirmation and the approval of minutes from the September, October, and November 2025 meetings. Key discussions involved two continued public hearings. The first concerned Case No. PB-25-15 at 136 East Third Street, seeking approval to partially utilize an existing garage for car repair. The Board declared itself Lead Agency for SEQRA purposes, adopted a Negative Declaration, and requested a draft resolution addressing sidewalk repair for the next meeting. The second hearing, Case No. PB-24-2 regarding 55 Pondfield Parkway, involved a request for subdivision approval to create two lots for new single-family residences, along with demolition of the existing structure. Concerns were raised by neighbors regarding required environmental studies, bedrock removal, and health risks from mold/asbestos. The Board adopted a Negative Declaration for SEQRA and approved the resolution for this application.

The meeting focused on several items, including administrative matters and public hearings. Key discussions involved a resolution for 6.8 Mount Vernon Avenue, which was subsequently approved. A continuation of public hearing case PB-25-3 regarding 408 South 7th Avenue centered on modifications to the site plan and building elevation, specifically concerning the introduction of a roof terrace option (or balcony alternative), landscaping changes, and the placement of HVAC units. Significant deliberation occurred regarding the proposed rooftop spaces, focusing heavily on noise mitigation and safety concerns for residents, leading to a proposal to use fully solid guardrails, 42 inches high, for both the roof terrace and balcony options to ensure privacy and safety. Further discussion addressed the location of parking garages versus living spaces and fire/safety codes related to bedroom occupancy calculations.

The session included a review of previous minutes from December 3rd, January 7th, and February 4th. Key discussions focused on two applications. The first item concerned 68 Mount Vernon Avenue, where the board was expected to vote on a draft resolution with conditions, including revised plans for a paved bumped-out area, a landscape plan using native non-invasive plants, and an erosion control plan. The second item was a continued public hearing for 408 South 7th Avenue, concerning site plan approval for six new three-story attached dwelling unit townhouses. The applicant returned with revised plans addressing previous concerns, including a more robust landscaping plan and slight alterations to the design involving proposed balconies and roof terraces. The board also noted that perk tests would be required if the project moves forward.

The regular meeting commenced with roll call and the reading of the meeting notice. Administrative items included the approval of Case No. PB-25-15 for a special permit application concerning the utilization of an existing garage for car repair at 136 East Third Street, subject to conditions regarding sidewalk repair information. Additionally, Case No. PB-25-5 involved the approval of a Site Plan and Special Permit for constructing a two-story concrete industrial building, including new driveway paving and landscaping, at 27 Beach Street. The continued public hearing addressed Case No. PB-25-3 regarding a Site Plan Approval to construct six new three-story attached dwelling unit townhouses at 408 South Seventh Avenue. The professional explained increased parking, proposed plantings instead of a fence, and parallel parking striping. Conditions for approval were established, including the requirement for a percolation test and review by the ARB concerning rooftop terrace versus individual balconies, before the application was adjourned to the next meeting. The Chair also announced that future work sessions will precede Planning Board meetings and will no longer be conducted via Zoom to comply with in-person attendance requirements.

The meeting addressed correspondence regarding a request to purchase property at 119 South 4th Avenue. Key discussions centered on the status of property sales from Phase One, including several closings, properties scheduled for closing, and properties requiring contract finalization. A significant portion of the meeting involved deliberations on a property bid that was declared incomplete due to insufficient documentation of available funds. Updates were provided on the progress of property appraisals for upcoming auction listings, including site inspections for occupied city-owned properties. Furthermore, the committee discussed categorizing city-owned properties as billable or non-billable, and establishing upset prices for vacant lands based on square footage and comparable sales. The committee also reviewed the process for calculating the total cost associated with properties, including outstanding taxes, fees, and maintenance charges, to determine the final upset price for auction properties. The final old business item involved setting a timeline for determining the date of the upcoming property auction.