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Mount Vernon East Pre-Nomination Study

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Mount Vernon East Pre-Nomination Study New York State Departments of State and Environmental Conservation Brownfield Opportunity Areas Program Mount Vernon East Metro North Train Station Area Step 1 Pre-Nomination Study September 2010 City of Mount Vernon, NY Department of Planning and Community Development Pre-nomination Summary Page In the place of a pre-nomination study, we are presenting a community profile, several maps detailing the conditions of the area, and a previous study, released in March 2009, titled Mount Vernon, Action Plan. The action plan study, based on several previous studies in addition to new research, illustrates possibilities for future revitalization of the downtown central business district. The Plan has identified three key issues: 1. Employment Generators 2. Building Restoration & Adaptive Re-use 3. Sustainable Practices T he plan describes manageable changes and new directions that can promote short-term, mid-term, and long-term achievements. In addition, future possibilities to implement and fund the proposals were outlined. Over the past ten years, there have been several studies and proposals to improve Mount Vernon’s central downtown business district. Studying Mount Vernon has been appealing because of the potential of building stock, location, utilities, and transportation infrastructure that are already in place. Small and big proposals have been made to rejuvenate the socioeconomic conditions of the city. Mount Vernon has been involved in the New York State Empire Zone Program, the city has received Community Development Block Grants, and has been active in developing new multi-family residential spaces in the community. Mount Vernon’s City Planning Board has been vital in promoting the Residential Rehabilitation Program, and securing Section 8 funding for the community. In 2002, the Mount Vernon Urban Renewal Agency devised a Center City Improvement Plan to revitalize Mount Vernon’s Central Business District. The Urban Renewal Agency has been at the forefront of revitalizing the streetscape and addressing redevelopment concerns in the City of Mount Vernon. Past studies have presented good suggestions for the City of Mount Vernon. The City College Architectural Center (CCAC) prepared a Report for the Analysis and Recommendations for Central Business District in 2003. The study detailed on existing conditions, land-use, and community priorities in recommending improvements to storefronts and buildings in addition to building more pocket parks and plazas. This study played off of an earlier study for promoting an arts district in Mount Vernon by Hutton Associates. The plan for the arts district was not implemented, but set the stage for initializing a need to redevelop South 4th Avenue. A study in 2004 by the Department of Urban Planning and Affairs at Hunter College, CUNY analyzed various strategies for improving the downtown business districts with the help of BIDs. Good case studies were shown in other neighborhoods across America. While this study was informative of example case studies for an arts district, it did not provide suggestions for implementation within Mount Vernon. Community Profile Description of Project and Boundary Community Overview and Description The City of Mount Vernon is home to 68,381 residents. It is the 8th largest city in New York State; the 3rd most densely populated city in New York State; and the 7th most densely populated municipality in the United States. Mount Vernon is virtually built out with the following land uses: 70% residential; 29% commercial/industrial and 1% undeveloped/open land. The city is very accessible to all areas within the New York metropolitan area. Three parkways run through the city and two major highways are less than a mile each from the city’s borders. Midtown Manhattan is less than a one-half hour express trip by rail from Mount Vernon’s three Metro North Railroad Stations. Two New York City subway lines end within three city blocks of the Mount Vernon border. The Westchester County Bee-Line System operates second largest bus depot, with nine bus routes in Mount Vernon that provide bus transit throughout the County and into New York City. While located in affluent Westchester County, many Mount Vernon residents are considered to be “cost-burdened”. Cost-burdened is defined by the following factors: ▪ They spend more than 30% of their income on housing, ▪ 58% of all children receive free or reduced lunch (BEDS, 2006) compared to the county, 28%, ▪ 45% of families are single-parent families, ▪ the unemployment rate is 7.3% (Westchester County Data Book, 2005), and ▪ 8% of the population are under age 5, 18% are 6-17, 23% are 18-34, 39% are 35- 64, and 13% are 65 and over. Mount Vernon is the poorest community per capita ($20,827.00) in the County ($36,726.00) with almost 14% of our population living below the poverty level; 13% of our residents are senior citizens (highest in the county) and 25% are under the age of 18 (also, the highest in the county). Further, Mount Vernon has the highest unemployment rate in Westchester County for adults (4.6% vs. 2.8%), youth and minority youth. The median income for 2005 was $45,908.00 vs. New York State at $49,480.00. As a neighbor of New York City, the City of Mount Vernon shares some of the same ills: high poverty rates and high crime rates in a densely packed community within a small area, and budgetary constraints. For these reasons the City aims to revitalize underdeveloped areas of the city with retail and office space to provide more sources of employment for residents of Mount Vernon and Neighboring Communities as well as a boost the local tax base. The City’s ethnically diverse population is approximately 60% African American, 27% white, 10% Latino, and 2% Asian (US Census 2000). The Community located within the proposed study area is primarily comprised of storage, warehousing, light manufacturing, parking lots, vacant land and transportation right-of-way. There are only two residential buildings in the district, a two-family home on 1st street and a mixed-use commercial/residential building on the corner of Fulton avenue and Washington Street. Adjacent to Petrillo Plaza, the third busiest bus transfer point in the Count (after the White Plains transit center and Getty square in Yonkers) Mount Vernon East Station Area Overview and Description The proposed Mount Vernon East Station Area study area represents a total land mass of 29 acres (see BOA boundary map for reference). The boundary (originating from the northwestern corner) starts at the intersection Gramatan Avenue and Fiske Place, going east down Fiske Place to 3rd Avenue. The border then continues north on 3rd Avenue, and runs through the middle of Petrillo Plaza, heading east on East Prospect Avenue. The border continues to the intersection of Portugal Place, and goes south for a block and continues east about 140 feet, at that point turning south and following the northern border of the Metro North Railroad Property until reaching N Fulton Ave. At this point the border continues north on N Fulton Ave 85, then follows the northern, eastern and southern border of the vacant parcel at the corner of N Fulton avenue and the Metro North railroad. The border then continues south along the eastern edge of the Fulton avenue bridge and then turns east following the southern edge of the Metro North right of way approximately 210 feet until it reaches the edge of the parcel located at 1 Fulton Ave South. The border then follows this border south until it reaches the edge of a right of way owned by the City of Mount Vernon. The border follows the eastern edge of this right of way south to the center line of Washington St. The border now continues west to South Fulton Ave, and continues north along the street center line approximately 50 feet, then turns west back onto Washington Place. The border continues west approximately 70 feet, then continues north along the western edge of the parcel at 6 South Fulton Avenue until reaching the southern edge of the parcel at 176 east First Street. The border then continues west, capturing all parcels with frontage on East 1st Street until Brookdale Place. The border then continues west to capture the parcel at 10 Brookdale Place, as well as the Westchester County Parking lot adjacent to 10 Brookdale Place. The border continues west to South 2nd Avenue to capture all parcels with frontage on 1st street. The border turns north on 2nd avenue, following the street centerline to 1st street. At 1st street, the border continues west to the intersection with South 4th Avenue. The border then continues north along the centerline of the 4th avenue bridge until reaching the description origination point at the corner of Gramatan Avenue and Fiske Place. The majority of the study area is located within the City’s Urban Renewal Agency. See Urban Renewal Agency boundary map for reference. The study area is also fully in a NYSDEC Potential Environmental Justice Area. See Potential Environmental Justice Area Map for reference. In the Center of the City, There are more than 4,750 residential units within a quarter of a mile of the study area (Westchester County Land Use, 2009, see Land Use maps for reference). The census block groups surrounding the study also have a high percentage of low- moderate income (generally from 62% to 97%). See Low/Moderate income map for reference. More over, the population density of the surrounding block groups are high, ranging from 11,318 people per square mile, to 41,742 people per square mile. See population density map for reference. The City of Mount Vernon seeks to analyze existing conditions within its Mount Vernon East Station area in order to determine the feasibility of future uses and improve current operations.
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