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165 Summit Ave

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165 Summit Ave is a residential proposed at 165 Summit Ave, Mount Vernon, NY, 10550-1503 in Mount Vernon, NY. The project is currently pending before local land-use boards. MEJ Properties LLC is listed as the developer on the public record. LocalForesight has tracked 1 public hearing appearance before Planning Board.

Project Overview

165 Summit Ave

MEJ Properties LLC is proposing a residential project at 165 Summit Avenue in Mount Vernon. The project is in the early stages of the local approval process, with limited details currently available on the scope, scale, and specific residential use planned for the site. Further information regarding zoning compliance, variances, and the project timeline will emerge as the application advances through municipal review.

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Property Stats

Status Pending
Type Residential
Address 165 Summit Ave, Mount Vernon, NY, 10550-1503
Developer MEJ Properties LLC

Map

Timeline

Jun 3, 2026
Planning Board
  • Public hearing continued; no vote taken. Board requested applicant reconfigure subdivision from three lots to potentially two lots to address density concerns from prior denial.
  • Applicant proposed condition: require site plan approval for any future development on subdivided parcels, regardless of zoning-permitted uses. Counsel questioned enforceability of such restriction post-subdivision.
  • Chair and commissioners expressed concern that current three-lot configuration could allow two single-family/two-family homes "as of right" without planning board review, effectively circumventing board's previous density-based denial.
  • Owner (Mary Ann Lawrence) stated intent to sell subdivided lots for capital to renovate existing 7,100 sq ft house in poor condition; disputed characterization of unclear intent.
  • Public hearing remains open; case adjourned to July 8, 2026 meeting pending applicant reconfiguration and further discussion.

Next steps

  • Applicant to confer with owner and return with reconfigured subdivision proposal (potentially two lots instead of three) by next meeting.
  • Public hearing to remain open; continued at Planning Board meeting on July 8, 2026.
  • Board to consider enforceability of any restrictive covenant or site plan approval condition proposed by applicant for future development on subdivided parcels.

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Sentiment

3 /10

From Planning Board · Jun 3, 2026

  • Public opposition strong: Residents (Liz Ferreira, Robert Wright, Myra Dixon Maxwell, James White, Virginia Torres Villegas, Michael Fairweather) cited parking, flooding, traffic, density, environmental impacts, and quality-of-life degradation. Multiple neighbors submitted written objections.
  • Board mixed/skeptical: Majority (Chair, commissioners) expressed concern applicant's lot configuration circumvents prior denial and permits back-door density increases. Some commissioners (e.g., Commissioner Trujillo) insisted subdivision alone should be treated as distinct matter without predicting future development. Counsel warned approval risks subverting prior board determination.
  • Applicant/owner frustrated: Mark Warren and owner Mary Ann Lawrence pushed back on density arguments, asserting subdivision is "as of right" and legally compliant; owner emphasized financial hardship and property deterioration, criticized neighbors for hypocrisy on density (citing SRO at 164 Claremont).

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