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5.0 Issues to Action

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5.0 Issues to Action 5.0 Issues to Action 5.0 Issues to Action 5.0 ISSUES TO ACTION The action items discussed in this chapter reflect input from Mount Vernon residents and business owners gathered through an extensive public outreach process, as described in Chapter 4. A series of action items are identified for each of the six key planning themes that are the focus of this Comprehensive Plan: . Neighborhood Character . Housing . Economic Development and Employment Generation . Transportation, Circulation and Parking . Open Space and Recreation . Sustainable Infrastructure and Energy Use The public’s vision for the future of Mount Vernon is captured in the three-part goal of preserving and enhancing residential neighborhoods and commercial districts, facilitating new development in strategic locations, and encouraging economic development. In order to achieve these goals, the City has designated three distinct planning areas within Mount Vernon (see Figure 5-1): . Neighborhood Preservation and Enhancement Areas: sections of the City where existing land uses should be maintained and protected. Limited Intensity Planning Areas: sections of the City where existing land uses should be maintained and their visual quality and functionality improved. Higher Intensity Planning Areas: sections of the City where permitted land uses should be modified to promote increased development potential. Four mechanisms are identified to implement the public’s vision for the future of Mount Vernon: . Physical Investments: maintenance of existing or implementation of new physical features intended to improve or otherwise enhance the character and functioning of a city in order to ensure the health, safety and public welfare of its inhabitants. Regulatory Actions and Enforcement: governmental directives intended to regulate the character and functioning of a city in order to ensure the health, safety and public welfare of its inhabitants . Programmatic Actions: governmental or non-governmental programs whose purpose is to improve the character and functioning of a city in order to ensure the health, safety and public welfare of its inhabitants. Mount Vernon Comprehensive Plan, November 2011 75 5.0 Issues to Action . Incentives: programs or regulatory mechanisms designed to encourage – through the exchange of provisions – investment in public improvements in order to improve the character and functioning of a city. The action items discussed below utilize this framework to support preservation, enhancement and development in appropriate locations consistent with the character of Mount Vernon. 76 Mount Vernon Comprehensive Plan, November 2011 5.0 Issues to Action Figure 5-1 Planning Intensity Areas Source: City of Mount Vernon Mount Vernon Comprehensive Plan, November 2011 77 5.1 Neighborhood Character 5.1 NEIGHBORHOOD CHARA C TER Stabilization and preservation of neighborhood character is key to Mount Vernon’s resurgence as a community of choice in the region for residents and businesses alike. The mix of residential neighborhoods, commercial and retail districts, manufacturing and industrial areas, and open spaces define the character of the City. Preservation and enhancement of this urban fabric are central goals of this Comprehensive Plan. A. Physical Investments Property Maintenance Maintenance and upkeep of homes and businesses is essential to preserving and enhancing quality- of-life in Mount Vernon. Stable neighborhoods and commercial districts that provide high-quality and affordable places to live and conduct business are central to the City’s attraction as a place to live and work in the region. In the midst of the current economic downturn, property maintenance is a growing concern in Mount Vernon as it is in cities throughout the country. As homes fall into disrepair through neglect and foreclosure, entire streets and neighborhoods can be affected. Similarly, vacant storefronts can have a negative impact on commercial corridors, impacting the streetscape, reducing foot traffic, and depressing property values. The City is working to address these issues with a variety of programs including upgrading infrastructure in the downtown Central Business District and surrounding neighborhoods through its Center City Improvement Program (CCIP), and improving the appearance of commercial areas with its Neighborhood Business District Improvement and Commercial Façade Rehabilitation programs. Addressing Foreclosures in the United States The City is considering other innovative solutions to the temporary problem of foreclosures, and is looking to other municipalities for model ordinances and programs. For example, The City of Cape Coral, Florida has adopted an ordinance requiring banks to register foreclosed properties for a fee. The municipality then uses the money collected from registration fees to fund the maintenance of foreclosed properties. The City of Chula Vista, Florida, recently passed an ordinance that places the responsibility for security and maintenance of a foreclosed property on the mortgage holder. The law further authorizes citations of up to $1,000 per day to the holder for neglected properties. Mount Vernon might consider adopting such ordinances. The City could also work with local businesses that maintain foreclosed properties on behalf of banks. These businesses could be encouraged to hire locally and to communicate with city officials, civic associations, business owners and residents on how best to maintain foreclosed properties. 78 Mount Vernon Comprehensive Plan, November 2011 5.1 Neighborhood Character Streetscape Improvements Streetscape condition can have a significant impact on the visual quality of neighborhoods and commercial districts. The presence of street trees and pedestrian amenities has a significant benefit to city neighborhoods. Gramatan Avenue and South Fifth Avenue are prime examples of how a strong tree canopy and well-maintained sidewalks and convenient trash receptacles can create a quality visual environment and enhance retail corridors. Mount Vernon is committed to maintaining existing trees in neighborhoods and along commercial corridors, as well as planting new trees in strategic locations such as Third Street and Sandford Boulevard in order to enhance visual character. Consideration of a tree preservation ordinance will be part of this strategy for maintaining existing trees. Locations for new trees should be selected to provide the best growing environment possible and tree types, right-of-way width, pedestrian activity and overhead wires should be taken into consideration. In addition, as part of new development projects in both the Limited and Higher Intensity Planning Areas, quality streetscape amenities such as sidewalks, street trees and street furniture should be required. As part of future Capital Improvement Plans the City will consider streetscape improvement initiatives, particularly along commercial corridors that serve as gateways to the downtown. Such initiatives should address street trees, lighting and street furniture as well as wayfinding signage, as appropriate. Open Space Access Local open space facilities provide a number of benefits including recreational and neighborhood socialization opportunities, enhanced property values, and safe, inclusive communities. However, some neighborhoods in Mount Vernon lack even the most basic of open space resources such as playgrounds or vest pocket parks. School sites are often the most conveniently located facilities within walking distance for many residents and, in some instances, are the only recreation resource within close proximity to their homes. See Figure 5-4. Schools sites, however, are available for public use on a very limited basis but perhaps should be viewed as neighborhood and community recreation spaces during non-school hours. B. Regulatory Actions and Enforcement Zoning Zoning, which regulates use and bulk requirements, including building height and setbacks, is a powerful tool for controlling the character of land use in the city as well as shaping infill development standards. In most locations, such as the City’s residential neighborhoods, existing land uses are consistent with zoning regulations. However, in certain locations existing land use patterns are not in conformance with the City’s Zoning Ordinance. For example, although Gramatan Avenue is generally characterized by a mix of uses with retail, office and residential units often located together in one structure, the zoning code does not allow for mixed use development. To reduce the occurrence of non-conforming uses the City will consider rezoning certain corridors for mixed use development. Mount Vernon Comprehensive Plan, November 2011 79 5.1 Neighborhood Character Existing land use patterns along Gramatan Avenue include residential-over-commercial uses. The City’s Municipal Code currently does not permit mixed use development. In Higher Intensity Planning Areas such as the Mount Vernon West and Mount Vernon East train station areas, Downtown and along commercial corridors, the City will evaluate zoning regulations to determine the extent to which they support transit-oriented and context-sensitive infill development. In these areas the City will consider new regulations that allow for appropriate uses, densities, and parking requirements. The City will also evaluate existing regulations in the Washington Street and Eastchester Creek/Canal (Canal Village) industrial areas to determine the extent to which they support appropriate desired uses. In order to ensure continued
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