Planning board continues review of 420 North Terrace Avenue multifamily plan to March after conditions

The Mount Vernon City Planning Board on Feb. 5, 2025, reviewed a site plan for a proposed three‑story, 12‑unit multifamily building at 420 North Terrace Avenue and agreed to continue the application to the board’s March 5 meeting after the applicant committed to provide additional details requested by commissioners and staff.

Applicant Kevin Munene, representing North Terrace Ownership Group, said the project would contain 12 units (seven one‑bedroom units and five two‑bedroom units) in a three‑story building with approximately 11,800 square feet of residential space and 12 off‑street parking spaces at the rear. Munene said the proposal had already received about ten area variances from the city Zoning Board, including relief for lot coverage, lot width and off‑street parking shortfalls.

Why it matters: The project reconfigured an earlier, larger plan (the applicant said the proposal was reduced from a prior 16‑unit concept) and raised standard planning concerns: vehicle circulation, emergency access, lighting, security and refuse handling. Commissioners asked for a camera/security plan, a complete lighting plan showing fixtures and illumination levels, confirmation of an ADA‑compliant accessible parking space and documentation of emergency vehicle access; the applicant agreed to provide those materials and return to the March 5 meeting.

Key points from the presentation
Munene and managing member Sal Togesti described the site as containing an existing two‑family dwelling that would be demolished. The design includes an internal elevator, bicycle parking, interior trash/recycling storage in the cellar, and access to parking via a single driveway. The applicant said the project’s parking count is 12 spaces (they noted the zoning requirement would be higher) and emphasized the site’s proximity to transit: a Metro‑North station is a short walk away.

Board comments and conditions
Commissioners required several clarifications before final action: a full lighting plan (including back and side illumination for the parking area), a camera/security plan with a minimum 60‑day retention for footage, a designated ADA‑accessible parking space, confirmation of emergency vehicle maneuvering (counsel and staff said this was previously discussed and approved by the Zoning Board but asked for documentation), details on refuse staging and a specification for the rear fence material and height (applicant suggested vinyl or aluminum); commissioners asked for the fencing and camera placements to be shown on revised plans.

Next steps
The applicant agreed to revise the site plan to add the requested lighting, security and accessibility details and to return to the board on March 5, 2025, for further review. The board voted to adjourn consideration of the application to the March meeting by consensus and set the list of plan revisions to be submitted before action.

Ending
The application remains under active review; staff requested the applicant submit the revised plans and any outstanding department comments before the March 5 meeting so the board can consider final action.