Mount Vernon Action Plan March 2009 Acknowledgements

New York State Department of State Division of Coastal The City College Anne and Bernard Spitzer School of Resources: Architecture:

James A. Reppert, Coastal Resources Specialist George Ranalli, Dean Bonnie Devine Sally F. Ball, Coastal Resources Specialist The City College Architectural Center: Peter Walsh, Costal Resources Specialist Nancy Kunz, Assistant Bureau Chief Achva Benzinberg Stein, Director Holly Kallman, Associate Director The City of Mount Vernon, New York: Kylie Murphy, Planning Consultant Charles Cross, City College, Project Consultant Mayor Clinton I. Young, Jr., His Honor, Mayor of the City of Roberta Korcz, City College, Project Consultant Mount Vernon New York Rodolfo Leyton, City College, Project Consultant Carmen Sylvester, Executive Director, Mount Vernon Urban Renewal Agency Student Interns: Jeffrey Williams, Planning Commissioner, City of Mount Vernon, New York Adrian Hayes, City College, MLA Hernan Guerrero, GIS Coordinator, Department of Planning Mariana R. Orte, City College, MUP & Community Development, City of Mount Vernon, New Sandra Hiari, City College, MUP York Stefano Galimberti, City College, MArch Daniella Jackson, Research & Grants Administrator, City of Tomoko Howard, City College, BArch Mount Vernon, New York Pablo Patino, City College, BArch Ernest D. Davis, former Mayor of the City of Mount Vernon New York Constance (Gerrie) Post, Commissioner, Department of City Document Prepared for: Planning and Community Development, City of Mount Vernon, New York The City of Mount Vernon Gregory P. Young, Esq., Counsel, Mount Vernon Urban Re- Department of Planning & newal Agency, City of Mount Vernon, New York Community Development Judy Williams, Planning & Community Development, City of City Hall-One Roosevelt Square Mount Vernon, New York Mount Vernon, New York 10550 Lorissa Perant, Contracts Processing, Mount Vernon Urban 914.699.7230-tel Renewal Agency, City of Mount Vernon, New York 914.699.1435-fax Ralph Tedesco, Department of Buildings Commissioner, City of Mount Vernon, New York Oscar Davis, GIS Department of Planning & Community This report was prepared for the New York State Department Development, City of Mount Vernon, New York of State with funds provided under the Quality Communities John DiBlasi, the City of Mount Vernon, New York Initiative. Lou Albano, the City of Mount Vernon, New York Dennis McDermott, JPMorgan Chase Community Develop- ment Group

Mount Vernon Downtown Action Plan Page Table of Contents

Acknowledgements Page 2

executive summARY Page 4

Introduction Page 5

Past Studies Page 5

Location Page 6

Existing Conditions Page 7

Action Proposals Page 11

A. REZONIng Page 11

B. tRANSIT ORIented Page 18 deVELOPMENT

c. BUILDING RESTORATION Page 22 & ADAPTIVE RE-USE

d. sUSTAINABLE PRACTICES Page 23

e. emPLOYMENT GENERATION Page 34

Funding Sources Page 37

Mount Vernon Downtown Action Plan Page Executive summary

the Downtown Action Plan for Mount Vernon illus- Sustainable Practices trates possibilities for future revitalization of the downtown central business district. The Plan has identified three key As Mount Vernon works towards improved economic issues Generators and increased density of the downtown district, it becomes necessary to contemplate actions affecting the A. Employment Generators physical and social environment. Energy efficient practices B. Building Restoration & Adaptive Re-use for buildings; redundant transportation alternatives, water C. sustainable Practices remediation and surface permeability; reduction of waste and the re-use of materials; enhancement and connection of open the plan describes manageable changes and new di- space systems into the fabric of the city with programmed rections that can promote short-term, mid-term, and long-term events and markets are some of the proposed sustainable prac- achievements. In addition, future possibilities to implement tices outlined in the report. and fund the proposals were outlined.

Employment Generators Funding Sources

strengthening local opportunities as part of the plan A number of financial resources and grant programs to attract companies and private enterprises is of paramount are listed in the report. These grants are available to the importance. The first step toward this goal is the establish- City of Mount Vernon to implement projects, and to further ment of job training centers for youth, women and senior citi- study the timing for executing long and medium term strate- zen. As Michael Porter once stated, “Economic development gies. The City and the residents, in particular the commercial in inner cities will come only from enhancing the advantages districts’ stakeholders need to support and decide upon the of an inner-city location and building on the base of existing priority and the timing of the issues described in the report. It companies”1 Mount Vernon City’s location in close proxim- is advisable to get the city to understand the strength embodied ity to Manhattan, the availability of vehicular connections in civic organizations already in existent. The inclusion of as to Westchester County, and a strong and growing labor base many residents in the planning process, especially the disen- make the proposition for increase economic development a franchised youth and the new immigrants ensures the support viable objective. of federal and state help, since they represent the future of the city. employment generators’ action can includes among others: the establishment of education programs in ESL, and language classes, digital literacy, Para professional and secretarial skills, child Care and elder care certificate courses, and various required courses involved in the transportation services,

Building Restoration & Adaptive Re-use

the building stock in the City of Mount Vernon is well suited to mixed-use development, mixed-income housing, historic resources development, and industrial start up. In addition, the adaptive reuses are often being less disruptive, while in construction, to the surrounding commercial activities in the area. Formerly residential structures that are now in highly commercial districts can be retrofitted to their new purposes. These existing buildings are in some cases visual keys for important intersections, thus improving the visibility and the legibility of the economic development taking place. 1 Porter, Michael E. 1997, “An Economic Strategy for America’s Inner Cities: Addressing the Controversy.” In Thomas D. Boston and Catherine L. Ross, the Inner City: Urban Poverty and Economic Development in the Next Cen- tury. Transaction Publishers, New Brunswick, NJ, 303-336

Mount Vernon Downtown Action Plan Page Introduction Past Studies

the Downtown Action Plan for Mount Vernon over the past ten years, there have been several studies delineates possibilities for future revitalization of the downtown and proposals to improve Mount Vernon’s central downtown central business district. Recommendations for the action business district. Studying Mount Vernon has been appealing plan take into account the three phases of rezoning for higher because of the potential of building stock, location, utilities, density, focusing on how the changes can have a positive effect and transportation infrastructure that are already in place. on the revitalization of existing commercial corridors and the Small and big proposals have been made to rejuvenate the development of transportation hubs. socioeconomic conditions of the city. Mount Vernon has been involved in the New York State Empire Zone Program, the city The Mount Vernon Action Plan has identified three has received Community Development Block Grants, and has strategic issues for the central downtown district: been active in developing new multi-family residential spaces in the community. Mount Vernon’s City Planning Board has • Developing employment generation in the area; been vital in promoting the Residential Rehabilitation Program, and securing Section 8 funding for the community. • Restoration and adaptation of existing commercial and residential building stock and encouraging In 2002, the Mount Vernon Urban Renewal Agency the integration of mixed-use development; devised a Center City Improvement Plan to revitalize Mount Vernon’s Central Business District. The Urban Renewal • Instituting sustainable practices into the development Agency has been at the forefront of revitalizing the streetscape strategy for the revitalization of the central downtown and addressing redevelopment concerns in the City of Mount district. Vernon.

the action plan delineates several manageable changes Past studies have presented good suggestions for and directions in redeveloping the central core of the city that can the City of Mount Vernon. The City College Architectural promote short-term, mid-term, and long-term achievements. 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 Putnam buildings in addition to building more pocket parks and plazas.

Orange Fairfield 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 Westchester initializing a need to redevelop South 4th Avenue. Sussex Rockland

Passaic A study in 2004 by the Department of Urban Planning and Affairs at Hunter College, CUNY analyzed various strategies

MT VERNON for improving the downtown business districts with the help of Bergen BIDs. Good case studies were shown in other neighborhoods Bronx across America. While this study was informative of example Morris Suffolk case studies for an arts district, it did not provide suggestions Essex New York Hudson Nassau for implementation within Mount Vernon. Queens

Union Kings A proposal by the Leyland Alliance in 2007 advanced Somerset Richmond the idea of transit oriented development to economically improve and culturally enhance Mount Vernon’s central downtown district. The Leyland Alliance suggested creating

Middlesex regional attractions to draw tourism to the city. While the proposal was not accepted, the idea for developing transit oriented development has remained an important aspect of the Downtown Action Plan’s proposal.

Mount Vernon Downtown Action Plan Page Location

Fleetwood Commercial Corridor

4th Avenue Commercial Corridor

Sanford Blvd Commercial Corridor

mount Vernon’s downtown business district is situated station. The commercial corridor of South 4th Avenue is a vital around the Metro North East train station. The downtown part of Mount Vernon’s retail and commercial center. Increasing district is bordered by East/West 1st Street to the south, North 8th connections between the civic space and 4th Avenue will help Avenue to the west, West Sidney Avenue to the north, and North unify the Mount Vernon downtown district. Fulton Avenue to the east. The city encompasses a total land area of 4.4 miles, of which the downtown district comprises of directly south of Mount Vernon, the New York City approximately 0.56 miles. The commercial corridor is defined subway system has two rail lines (the #2 & #5 trains) that stop by Gramtan Avenue to the north and South 4th street to the south near the border of the Bronx and Mount Vernon. Westchester and is approximately three city blocks in length. County has bus routes that connect these subway routes to Mount Vernon, and they are heavily utilized by local residents Mount Vernon’s downtown district is defined and and reverse commute employees from New York City. separated physically by the surrounding transportation infrastructure. Northwest of the Train station is where the Reinterpreting the transportation infrastructure as part of majority of civic and municipal buildings are located. City Hall, the central core of the city instead of as barriers dividing the the police department, and the hospital are all located within city will help to unify the geographic layout of the area and several blocks from each other. Gramatan Avenue is due west will reconnect the socioeconomic factors that can generate of City Hall and is the main connector street to the commercial commerce focused around transit oriented development. corridor on the southern side of the Mount Vernon East train

Mount Vernon Downtown Action Plan Page Existing Conditions

Major intersection at South 4th Avenue & East 1st Street with no signage Vacant Lot located on East 1st Street & South 10th Avenue

mount Vernon’s fragmented land development has also created the unique characteristic of not just one central commercial downtown district, but several commercial corridors, some of which are more self-sustaining than others. The more traditional main street downtown corridor is situated along 4th Avenue at W/E 1st Street, and is the closest commercial corridor to City Hall. The most viable commercial corridor is in the Fleetwood community right off of the Cross County Parkway and business is generated by the nearby commercial center of Unsightly bridge connection Yonkers Cross County Mall. The third commercial corridor is in South-Eastern Mount Vernon along Sanford Boulevard, the City of Mount Vernon has a complex infrastructure and is more integrated into the residential neighborhoods that of bridges, rail lines, highways, and major roadways. The surround it. All three commercial corridors will be considered Bronx River, Hutchinson, and Cross County Parkways serve in this report; however each development strategy will differ to separate Mount Vernon from surrounding villages and cities. slightly when considering their relationship to the commercial There is little visual connection or pedestrian movement across vitality of Mount Vernon as a whole. these major highways. Vacant lots in residential and commercial districts the most apparent existing condition is the lack are in abundance and create visual discord in the streetscape of legibility expressed in the lack of signage and pedestrian and land-use of an area. Empty parking lots and vacant lots walks. An important aspect in uniting the central downtown are critical in the short-term redevelopment of the city in business district is to make the streetscape comprehensible and constructing infill development at higher densities. Many rationalize the proper use of automobile and pedestrian traffic. vacant lots back to back create austere, uninviting blocks for The inclusion of traffic signals, directional signs, and better pedestrians. Encouraging mixed-use development on these pathways across the bridges will help to convey the city as a parcels could help make incoherent land-uses more legible and coherent whole. Many businesses also suffer from inadequate consciously provide buffers between residential neighborhoods signage to promote their shops. 4th Avenue does have banners and commercial districts by developing smoother transitions that help to identify the commercial corridor. between the two land uses.

Mount Vernon Downtown Action Plan Page transportation networks

mount Vernon has three Metro-North stations in the city on two different train lines. Wakefield has a Metro-North stop, and also the #2 subway line that connects the area to the greater metropolitan region of New York City. The subway and train routes are used by both Mount Vernon residents commuting to the City and by New York City residents making a reverse commute to jobs in Westchester County. The Westchester Beeline bus serves as the connector between New York City Public Transportation and Westchester County. The Beeline bus 42 connects to the #2 subway in Wakefield at White Plains Road, which turns into W/E 1st Street in Mount Vernon that runs straight through the central downtown commercial district and past City Hall. Mount Vernon can benefit in their plans for downtown commercial revitalization through transit oriented development ideals by focusing on the pre-existing public transportation network.

Mount Vernon Downtown Action Plan Page Natural and cultural resources

VILLAGE HALL PARK Westchester County Historic Designation * First Reformed Church of Mount Vernon National Register of Historic Places MOUNT HUNTS VERNON 1. First Methodist Church WOODS H.S. ATHLETIC PARK 2. John Stevens House FIELD 3. St. Paul's National Historic Site 4. Trinity Episcopal Church 5. US Post Office--Mount Vernon CROSS COUNTY PKWY LANDS

1 HARTLEY PARK

BRONX RIVER PARKWAY RESERVATION

WILLSONS WOODS PARK

HUTCHINSON RIVER PKWY LANDS

2 4 MEMORIAL FIELD

Study Area

Parks and open space BRUSH PARK HUTCHINSON FIELDS Rivers and streams Floodplain *

surrounded by the River Valleys of the Bronx River relatively unknown even to most residents of the city. Outdoors Basin and the Hutchinson River Basin, there are two watershed at Hutchinson Field, there are many minor-league fields and a systems at play in the City. The watershed line is located batting cage. Hooperstown, a sports facility located on Sandford along the area of highest elevation running north-south (see Blvd., contracts basketball-court time to teams and leagues and topography map). Water to the east of the watershed drain into use of the facility for baseball clinics. It also rents the facility the Hutchinson River and to the west into the Bronx River. to other businesses that may offer one-on-one training or fitness Within the areas of proposed development, concern regarding camps. It is not yet open to the public. Adjacent to Hutchinson flood plain conditions is at the western edge of the City, along Field is the stadium-like Memorial Field, which contains a track the Metro tracks. Here the topography rises steeply to the east for running, a soccer/football field, and a tennis court. before sloping more mildly to the south east. within the areas of proposed development there within the city are a number of city parks large and are few public open spaces. With proposed higher density small. The city is home to Wilson Woods Park, a 23 acre development, and even existing high density residential land county-owned park, which features swimming, picnicking, use near the train lines of Mount Vernon, additional public hiking, fishing, and biking. Straddling both the eastern border of open space is recommended. Ideally, this open space is linked Fleetwood and the western border of Chester Heights is Hunt’s with existing recreational space, including school fields, and is Woods, a county preserve taken over by the city in 1967. It is a integrated with Proposed Bike routes to promote bicycle and small stretch of open woods with hiking and nature trails that is pedestrian circulation through the city.

Mount Vernon Downtown Action Plan Page land use

S 4TH AVE

E SANDFORD BLVD

Mount Vernon Downtown Action Plan Page 10 action proposals A. Rezoning

taking into consideration the existing conditions within Mount Vernon, five action proposals are evident. These proposals are targeted toward both future planning and finding funds for implementation.

The five action proposals are:

A. REZONING

B. tRANSIT ORIENTED DEVELOPMENT

C. BUILDING RESTORATION & ADAPTIVE RE-USE

D. sUSTAINABLE PRACTICES

E. emPLOYMENT GENERATORS.

Zoning

Apartment House District Attached One-Family District Commercial Business District Downtown Business District General Industrial District Landscaped Industrial District Multiple-Family District Existing Zoning Map Neighborhood Business District Office District One-Family District Public Institutional District 0 1,0002,000 Feet Senior Citizen Housing District Three-Family District Two-Family District

Mount Vernon Downtown Action Plan Page 11 Project Phases

Rezoning sections of Mt. Vernon that are adjacent to homes, light manufacturing and storage facilities, to a few high public transportation and downtown commercial districts will rise residential buildings. Rezoning for higher densities will present the potential for high density mixed-use developments encourage higher density development, which will reflect upon and multi-family high rises, which are essential to the economic the urban landscape and population living in Mount Vernon. vitality of the city. The proposed zoning code is for MU-HR 10 to 15 and RMF-HR 10. These zoning codes will essentially the rezoning should encourage new developers and permit developers to build 7 stories or higher in areas that are businesses to build and/or relocate to the city. The development currently underutilized. Many of the existing structures in is proposed in 3 phases. Descriptions of the three phases are as this area comprise of a variety of densities from single family follows:

Mount Vernon Downtown Action Plan Page 12 MU-HR Phase 1

Phase 1, MU-HR:

the western boundary runs north along the rail line N N and Macquesten Parkway, and is bounded by Cross County Parkway on the north side and a short strip comes east from 0 0 500 500 1,000 1,000 FEET FEET Macquesten on the south side.

Mount Vernon Downtown Action Plan Page 13 RMF-HR Phase 1

Phase 1, RMF- HR:

this boundary is made by Macquesten Parkway North N to the west; West Grand Street to the north; Gramatan Avenue and East Lincoln Avenue to the east; and Mount Vernon Avenue 0 500 1,000 FEET to the south.

Mount Vernon Downtown Action Plan Page 14 MU-HR Phase 2

Phase 2, MU- HR:

this area is partitioned into two sections, north and south, by the Phase 1 rezoning. The northern portion begins at West Lincoln Avenue and Oak Street, and continues along West Lincoln Avenue until it reaches Gramatan Avenue. Here it follows the southwestern edge of Hartley Park, bounded by

N Gramatan Avenue and North Street. It then turns south at North 2nd Avenue and continues along this line (though the street dead- 0 500 1,000 FEET ends) to Prospect Avenue.

Mount Vernon Downtown Action Plan Page 15 HMF-HR Phase 2

Phase 2, HMF- HR:

this area is partitioned into two sections by the MU- HR area of Phase 2 development. The western portion is

N bounded by Prospect Avenue to the south, Sharp Avenue to the east, and Lincoln Avenue to the north and west, excluding the 0 500 1,000 FEET lots facing Lincoln Avenue.

Mount Vernon Downtown Action Plan Page 16 MU-HR Phase 3

Phase 3, MU HR:

N this area begins at Mundy Lane and Sandford Boulevard and runs east along to the Hutchinson River Parkway 0 500 1,000 FEET South.

Mount Vernon Downtown Action Plan Page 17 B. transit oriented development

1/2 mile Approximate walking distance boundary

1/4 mile

Existing conditions near the Mount Vernon East train station located at Elm Avenue & Park Avenue

Legend 0 500 1000 feet N TOD centers Rail Proposed Major roads rezoning Bus routes

Proposed commercial transit oriented development transit oriented development plans primarily focus mount Vernon is unique in its pre-existing infrastructure on inner city development or suburban enclaves that tend to and the city’s location as a first ring suburb. Mount Vernon’s resemble edge cities. Many transit oriented development plans proximity to New York City and its location within Westchester start by constructing the transit infrastructure and then building County make transit oriented development an asset to the up the supporting businesses around the new transit designs. economic revitalization of Mount Vernon’s downtown district. This is especially true in suburban communities where an auto- Mount Vernon can enhance its transportation infrastructure dependent road, highway system dominates the landscape. by focusing on the city’s relationship to commuters residing in New York City and suburban communities in Westchester mount Vernon is different in that both the existing County. highway system and the public transit system are quite extensive and well utilized by residents and commuters alike. Instead of creating successful transit oriented development focusing on reinventing the transportation infrastructure, Mount centers on designing walkable, mixed-use urban development Vernon can build development around the existing highways near rail lines and bus stops. Transit oriented development and rail lines, which can support higher density and transit generates sustainable practices by providing greater options in oriented development around the central downtown district as mobility within Mount Vernon. By improving walkability near well. transit stops, the city gives the community more freedom to use

Mount Vernon Downtown Action Plan Page 18 Existing parking lot near the Mount Vernon East train station located at East Proposed vertical municipal parking lot 1st Street & Union Avenue

Mount Vernon East train station located at East Prospect Avenue & Park Avenue Proposed taxi stand their vehicles, public transit, or walk to destinations throughout made accessible to the public. For instance, if Mount Vernon the city. plans to build high density residential buildings beside the Mount Vernon East train station, the first floor (possibly two transit oriented development is not solely centered on floors) can be developed as retail and commercial space. transit stations, but on creating higher density, thus allowing for better pedestrian mobility, while building residential, As Mount Vernon redevelops the area near the Mount commercial, industrial and open space throughout the city. Vernon East rail line, it is important to include several options Much of the building stock near the Mount Vernon East train to walk to the train station. These walks may be ramps and station can be redeveloped to support mixed use development staircases between street level and the train station as well as and first floor commercial spaces. This type of development ramps connecting the newly developed mixed-use buildings to can occur along East/West 1st Street. the train station is an important way to promote interaction with redeveloped commercial space. typically, the average person will walk 1,200 feet (approximately a quarter of a mile) to reach their destination. transit oriented development should not minimize It is important to design the most pedestrian accessible vehicular use in favor of pedestrian use and should try and developments ¼ mile from the Mount Vernon east train station integrate roadways, pedestrian pathways and adequate amounts in order to maximize pedestrian use of the downtown district. of parking within the development zones. Currently, Mount Buildings that are built closest to the train station should be Vernon has an adequate amount of parking spaces. The key to

Mount Vernon Downtown Action Plan Page 19 Section with bike path

Existing narrow, poorly legible sidewalk Proposed widening and legibility located on West 1st Street

utilizing the space better is to build municipal parking vertically Along with the widening of sidewalks, including bike paths near the train stations, and integrate parking lots within some downtown and across bridges, such as the Park Avenue Bridge, mixed-use developments. will encourage community activities downtown. Creating a connection to either the Bronx River Parkway or the Hutchinson currently, taxis in Mount Vernon line up right beside River Parkway, bike paths can extend a regional resource in the train station. Incorporating designs to include a taxi stand Westchester County to Mount Vernon and can promote regional alongside the municipal parking at the Mount Vernon East train activities along Westchester’s greenway corridors. station will help create more mobility for pedestrians around public transit hubs. transit oriented development not only informs what types of structures to build, but how to make an area legible when redeveloping space around rail lines and bus to pedestrians and vehicular traffic. Promoting legibility stops, be aware of any dead ends or cul-de-sacs. Private with cross walks and signage, particularly at bridge crossings building on dead end streets deters pedestrians from walking will help connect development on either side of the Mount down these roads. Building public parks, civic centers, or Vernon East rail line. Pedestrians tend to keep to the right on other means of public space will open up these streets to more sidewalks, thus right-hand pedestrian flow and sidewalk bulb- movement and create safer friendlier pathways around central outs are recommended for increasing pedestrian flow and traffic downtown Mount Vernon. calming measures for vehicles.

Mount Vernon Downtown Action Plan Page 20 proposed bike routes VILLAGE HALL PARK

MOUNT HUNTS VERNON WOODS H.S. ATHLETIC PARK FIELD

CALIFORNIA RD

BRONX RIVER PKY FLEETWOOD AVE

GRAMATAN AVE

CROSS COUNTY PKWY LANDS CROSS COUNTY PKY

BRONX RIVER PARKWAY RESERVATION

N COLUMBUSE LINCOLN AVE AVE E LINCOLN AVE

HARTLEY PARK

WILLSONS WOODS PARK

S COLUMBUS AVE

W LINCOLN AVE S 4TH AVE E 3RD ST

10 W 1ST ST

W 3RD ST

TRINITY PL W HUTCHINSON RIVER PKWY LANDS

MEMORIAL FIELD Proposed bike routes

Study Area E SANDFORD BLVD

Parks and open space BRUSH PARK HUTCHINSON FIELDS Rivers and streams Lakes Schools

R AVES 3RD City Hall Public Library University Historic Places

Mount Vernon Downtown Action Plan Page 21 C. Building Restoration and Adaptive Re-use

Mount Vernon’s residential character John Stevens’ house

Building restoration and adaptive re-use are two forms different types of developments are not well integrated and of infill development which essentially take underutilized or conscious development of mixed-use buildings at intersections vacant property and redevelop it for new uses, often times along residential streets may help to build a sustainable, mixed-use developments. Building restoration is simply the pedestrian-friendly environment and can support local delis and act of fixing good building stock that is currently in disrepair. small neighborhood businesses. Street corners such as South Adaptive re-use can be a sustainable practice that utilizes the 7th Avenue and 2nd Street; South Bond Street and Mount Vernon existing building materials or building space and reinterpreting Avenue; and Stevens Avenue and North 8th Avenue are all the designs for new uses. With adaptive re-use, developers can potential spots for mixed-use redevelopment. These locations build on top of older designs or use the materials at hand to are ideal for neighborhood integration of small businesses such develop a completely new building. as hairdressers, delis, and laundromats.

mount Vernon has many light manufacturing and mount Vernon has a number of gracious and beautiful industrial buildings that can be adapted for office spaces and buildings that are integral to the founding of the city. A small industrial start-ups. Reexamining successful industries Historical Society is not a place, nor a historic structure in and businesses located in Mount Vernon can be an indicator as to which archives are kept, such as a library or research center. the type of start up industries Mount Vernon should encourage. An Historical Society is the academic and professional Shipping, light manufacturing, and storage facilities may be presentation of historic documentation and of the past, and of good industries to promote along Mount Vernon Avenue and vital events as they are occurring and unfolding. At this time, Macquesten Parkway. Commercial retail should be encouraged there is no formal Historical Society, although several citizens to locate along South 4th Avenue. Professional office spaces, have stepped forward on a volunteer basis to be keepers of the such as law firms, doctor offices, and small entrepreneurial archives. Building up local historic resources and opportunities businesses should be encouraged to locate on 2nd floor spaces for civic spaces and community pride will help strengthen the along South 4th Avenue and at street level on 3rd and 5th Avenue. downtown core of Mount Vernon. The inclusion of a major supermarket between 2nd and 3rd Street on South 4th Avenue will attract local residents within walking to identify, catalogue, organize and display the distance to South 4th Avenue and can prompt commercial events and places of the city is an important task which should vitality by establishing access to food sources, which will draw be undertaken. Possibilities are: an historic walk through the shoppers into the downtown district. founding civic buildings and important houses, commemorative trails, and noting founding commercial and industrial works. These in turn create opportunities for events to take place. mount Vernon is a primarily residential community that is interspersed with multi-family apartments (at corner The mixing of building types and income levels is streets) and some mixed use developments. However, the a hard outcome to achieve. Mount Vernon is unique because

Mount Vernon Downtown Action Plan Page 22 D. Sustainable Practices

its single-family and multi-family housing is already well Sustainable practices are most widely defined as de- integrated. When increasing to higher densities in residential velopments that “meet the needs of the present without com- development, Mount Vernon should consciously continue to promising the ability of future generations to meet their own incorporate different types of family units around the downtown needs”.2 Sustainable practices should create livable spaces that district, increasing the highest density along the train rail lines. are at once economically, socially, and environmentally main- Streets that are primarily residential should refrain from mixed tainable. Sustainable practices can fall under a wide umbrella use development. It is important for Mount Vernon not to lose of ideas. How to successfully interlink and relate economic the residential character on side streets, which already exists. and development issues to sustainable design alternatives is an important goal. Many of the ideas already suggested can be commercial mixed use development and apartment considered sustainable practices, such as adaptive re-use which buildings should be extended along East/West 1st Street. This recycles existing materials and the re-imagining of existing will both help to integrate transit oriented development and spaces. Economic generators can also be considered sustain- increase pathways to the central downtown business district. able practices since the ultimate goal is to improve local and regional job markets and solidify base industries and a local labor force in the City of Mount Vernon. Combining this with rainwater remediation, legibility, and wayfinding, and transit oriented development are the underlying principals of our approach.

An important aspect of planning for sustainability is the concept of initiating long term goals for all projects even projects with immediate applicability are considered for their long term investment. Sustainable efforts should be considered at both a local and regional scale and in addition, one needs to reflect positively or negatively on the project at hand. Some sustainable initiatives are:

• Support of community and local commerce through the promotion of local food sources; • Reduction of waste and the re-use of materials; • Energy efficienct practices for build ings; • walkability and legibility of streetscapes; • Preservation of open space; • Redundant transportation alternatives.

As Mount Vernon works towards improved economic generators and higher density development around the downtown district, it is necessary to contemplate how each action affects the environment, the residents and the economy that is already in place. Sustainable actions should improve upon aspects of the city that are already successful and explore the ways each action will impact the City of Mount Vernon and the New York region.

2. Brundtland Commission, “Our Common Future, Report of the World Com- mission on Environment and Development”, World Commission on Environ- ment and Development, 1987.

Mount Vernon Downtown Action Plan Page 23 Streetscape and Urban Design

Existing intersection located at South 4th Avenue & West 2nd Street Proposed streetscape design and crosswalk

Existing bridge crossing located at South 10th Avenue & West 1st Street Proposed streetscape improvement

An important element for achieving successful transit to and from school. Sidewalks can also announce a pedestrian oriented development is to be attentive to the streetscape design centered area with the use of bulb-outs and street accents, and the legibility of the city for both pedestrian and vehicular unique paving in front of storefronts, tree plantings, and traffic. A lack of crosswalks and directional signage discourages benches dispersed amongst high traffic areas. Various traffic pedestrian movement. Developing a comprehensive network calming improvements in high traffic areas will slow traffic of “way finding” with points of interest are simple fixes. It will down and encourage activity for retail businesses. With wider also improve safety and security for the pedestrian as a whole. sidewalks, restaurants can include outdoor seating without Mount Vernon is a city of many bridges. Focusing on making impinging on needed pedestrian crossing. The average space bridge connections clearer to pedestrians will help unite the needed for pedestrian crossing is six feet from the curb. This neighborhoods on either side of the railways. should be doubled in length for businesses and the inclusion of street furniture. making physical improvements along major roadways will encourage pedestrian accessibility from residential streets commercial corridors can become more cohesive with to commercial corridors. Mount Vernon is a family oriented city the addition of coordinated awnings. This can visually improve and is home to many private and public educational facilities. the look of the commercial corridor and help businesses promote Improving sidewalks will secure pathways for children walking their spaces. Many shops along 4th Avenue are financially sound,

Mount Vernon Downtown Action Plan Page 24 but have little to no signage outside. Improving the commercial legibility of 4th Avenue may help local businesses. Providing a uniform look to Mount Vernon’s downtown streetscape will unite Mount Vernon’s central downtown even with the bridge and rail line separations. Developing attractive storefronts will produce a more active street environment.

Example of streetscape design located at Gramatan Avenue and West Sidley Avenue, which includes improved: • crosswalk • lighting • seating • trees

Businesses and streetscape along South 4th Avenue and Gramatan Avenue Improvments include: • uniform awnings • street furniture • additional trees • improved crosswalks

Mount Vernon Downtown Action Plan Page 25 Involving the Community

Existing parking lot located at South 5th Avenue & West 2nd Street Proposed community street fair

Existing building Possible space to showcase community

It is important when revitalizing Mount Vernon’s mount Vernon already has a number of local festivals downtown district that the city garner the attention and ap- and cultural events throughout the calendar year. Advertising proval of the community. Residents will be more apt to sup- these events throughout Westchester County can help generate port local initiatives than regional goals. By showcasing local regional interest in these events. Promoting local resources at businesses and local resources as a means to generate regional these events and festivals can strengthen local support from assets, Mount Vernon can enact sustainable practices with the Mount Vernon residents. community through promotion of Mount Vernon’s local goods and services. “Community support can go a long way toward Building open space and a civic center close to South convincing lenders and retailer to become involved. It may be 4th Street can help provide the much needed connections be- possible to attract an otherwise reluctant vendor, such as a gro- tween the commercial and municipal sectors of the city. An ex- cery store, if community members are willing to come forward ample of community aided events could be a summer weekend and say they will support the store.”3 lecture series at the Thornton School Auditorium with a local street fair or farmers market held across the way in the munici- ways to approach incorporation of the community pal parking lot. Street fairs are a great opportunity to involve through downtown revitalization is to establish local trade con- local commercial businesses and entrepreneurs, while creating ventions, job fairs, the aforementioned promotion of job train- active retail and commerce for pedestrian activity around the ing and local vocational programs. downtown district.

3. Dittmar, Hank; Ohland, Gloria, The New Transit Town, Island Press, 2003

Mount Vernon Downtown Action Plan Page 26 Local Food Sources

Space for a local high-end grocery store located at South 4th Avenue and East 3rd Street

Finding opportunities to increase local food sources or at City Hall is a good way to increase community access to in downtown Mount Vernon is another sustainable practice fresh fruits and vegetables. A farmer’s market can draw nearby which supports both the community and local commerce in residents downtown, and by locating near transportation hubs, the downtown district. Creating increased access to fresh a farmer’s market can attract commuters and a wider regional food sources sustainably revitalizes an area and supports a audience. The Farmer’s Market Federation of New York is an local resource needed in the community. There are several organization which includes many local Farmer’s Markets in ways to promote food access. Some suggestions include: a Westchester County, and attracts regional farmers from New school nutrition program, a weekly farmer’s market, creating York State. Participation in the New York State Farmer’s Market connections to regional farms in New York State through program opens opportunities for educational programming, Community Supported Agricultural programs, and generating workshops, promotional programs, and job training for market jobs in the food industry with vocational and local educational manager positions. Many farmer’s market programs also accept programs in Mount Vernon. food stamps. The New York State Farmer’s Market Federation has a Wireless EBT program that provides coupons to encourage School Nutrition Program – The Food Trust is a great source low-income and food stamp recipients to shop at local farmer’s of information to improve upon school nutritional programs. markets. Since Mount Vernon has a number of school systems (both private and public), involving the school systems in a city- Community Supported Agriculture Programs (CSA) wide nutritional program can be a good way to incorporate – CSA is a more direct approach to connect residents with the community into local activities and community action. A local farm fresh produce. Generating these connections helps nutritional program can be seen as a public health initiative to create bonds with regional farmers and both the community combat obesity and diabetes and educate youth and families and the local farmer benefit from the programs. CSA’s are about healthy dietary choices. not as wide reaching to the consumer as a farmer’s market is because CSA’s have only so many spots open for people to Farmer’s Market – The inclusion of a bi-weekly farmer’s receive food. However, a large percentage of CSA’s spots are market in a public space, such as the rail station parking area, held for low-income families. Food shares are also possible

Mount Vernon Downtown Action Plan Page 27 Space for a weekly farmer’s market located at West 2nd Street and 5th Avenue

Mount Vernon Downtown Action Plan Page 28 Local farmer’s market School Nutrition Program

Food-related employment Food-related employment

between more than one family per reservation. Some CSA’s are creating access to food sources can be an economic seasonal operations; however, many CSA’s are now year-round generator as well as a sustainable initiative for Mount Vernon. programs. A national corporation dealing with CSA’s is Local With a well-rounded and structured program to educate youth on Harvest and is a good source of information for food access healthy food choices, increasing public access to food options, possibilities. and providing job training in the food industry can create an industry needed in Mount Vernon that can also be supported by Generating Jobs in the Food Industry – The food industry the residents of Mount Vernon. The food industry can support a is varied and holds possibilities for a number of jobs for local labor force on many income levels and can in turn cycle money residents. Jobs can include: shipping and distribution, café and resources back into the community. and restaurant owners, waiters and waitresses, corner delis and grocery stores, street carts, farmer’s markets, and chefs. Job training centers can train residents for long term careers in this industry.

Mount Vernon Downtown Action Plan Page 29 Energy Efficiency Open Space

with the redevelopment of Mount Vernon’s central downtown district, close examination of energy efficient building practices can be a practical tool for long-term cost cutting and improvement of energy use at the highest built densities in Mount Vernon. Commercial corridors and municipal buildings can streamline basic energy efficiency practices to ad- here to LEED and/ or Energy Star credits. “The energy used by commercial and industrial buildings in the United States is responsible for nearly 50 percent of our national emissions of greenhouse gases that contribute to global climate change.”4 Small changes can go a long way to improve energy efficiency in downtown Mount Vernon. Developers building or refurbishing buildings downtown can be given incentives to build with Energy Star credits. Often, many developers shy away from LEED certificates simply because it costs more to build. By setting guidelines as to the goals which developers should meet, you can still build energy efficient buildings without having to follow every LEED code. Energy Star credits promote many of the same ideals as LEED certified buildings. Some basic cost effective measures that can act as guidelines for the City of Mount Vernon are:

• Install energy-efficient lighting, add dimmers or timed sensors for lowering energy use of lighting sources.

• Upgrade heating and cooling systems. For heating, replace older boiler systems with newer more efficient systems. For cooling systems, replace chlorofluorocarbon chillers with Energy Star approved products. For central air systems, there are Energy Star standards that can be followed to reduce energy consumption.

• Update insulation guidelines applied to all new develop- Roadside tree plantings ments.

• Apply a reflective roof coating to rooftops to repel heat, and possible roof gardens to absorb rainwater. A vital aspect to high density redevelopment of the central downtown district is the inclusion of open space. Open • Install window films to reduce UV rays and sunlight in space can be integrated into downtown development through office and commercial buildings. streetscape designs and tree plantings. In areas with little room for open space, streetscape designs should be integral aspects • Establishing LEED lighting systems for downtown of high density corridors. The inclusion of decorative paving on streetlamps can help reduce energy use at night and usu- the edges of sidewalks, incorporating benches, and plantings are ally last longer so maintenance is also minimized. all elements which contribute a sense of continuity and visual coherence in the central downtown area. As stated before, it • Educate the community and business owners on energy is important to design for adequate space when widening reduction practices. sidewalks. Along the commercial corridor the sidewalks should be from 125 to 180 inches wide to accommodate tree plantings, street furniture, restaurant outdoor seating and commercial space in front of businesses without obstructing the flow of 4. http://www.energystar.gov/ pedestrian traffic.

Mount Vernon Downtown Action Plan Page 30 125 to 180 inches Sidewalk widening and tree plantings for CO2 sequestration

the addition of public parks close to City Hall and near transit riders and act as a landmark when driving into the City South 4th Avenue will build upon transit oriented development of Mount Vernon. plans and provide much needed open space for higher density housing and mixed-use development in the central downtown the incorporation of open space downtown is district. Certain side streets, especially near school buildings especially important when building mixed use development should include bike paths and separated walk paths for children close to the train station. Creating swales, trees, and shrubs and pedestrian use. Small pocket parks and benches near public into the sidewalk around high density mixed use building can transit stops will encourage use of public spaces throughout the improve the quality of the physical environment. Building day. front and side lots for open space can increase opportunities for private developers to build upon initial streetscape designs Around the central downtown district, the inclusion of implemented by the city. Providing the option for both publicly plazas can help provide space for employees to eat lunch or and privately owned space will create dynamic spaces for meet with friends and/ or clients. Plazas can also be utilized for different uses. It is important for the city to design streetscapes special events, flea markets on weekends, or for local festivals. that will meld into the existing residential neighborhoods. Plazas should be built as open space with several options for Through infill development for multi-family residential seating and can be built as a connector between two streets. buildings. Zoning requirements can include a certain amount of This will increase pedestrian traffic between several streets open space in all new developments. in the downtown district. Building a plaza as a connector between South 4th and South 5th Avenues may help to open up the inclusion of playgrounds can be a form of open visual connections between the commercial corridor on South space that can connect residential and commercial districts. 4th Avenue and the office spaces and light manufacturing uses Playgrounds act as spaces for community gatherings. Providing on South 5th Avenue. Creating a plaza or park near the Mount more opportunities for parents and children to spend time Vernon East Metro-North train station can assimilate pedestrian in public spaces will form stronger community bonds. The spaces into high traffic sectors of the city. unique aspect of Mount Vernon central downtown district is the amalgamation of housing units. Playgrounds can help Providing open space access around bridge crossings incorporate mixed-incomes into utilizing public spaces. Vacant can provide opportunities to make the bridge crossings more of a lots, especially near schools can be transformed temporarily focal point to Mount Vernon’s design rather than an impediment. until sold for development into playgrounds or sports fields. An At North 12th and West 1st Streets, across from a bridge there is example of this type of open space is the vacant lot across from a vacant lot that could provide a place for a pocket park. It is Grimes Elementary School on South 10th Avenue and West also located beside a bus stop and can be an opportune place 2nd Street. With the construction of a playground for school to erect a welcome sign for the City of Mount Vernon. Adding children and adequate amount of benches for church goers, this benches into this small space will provide seating for public space can become a community asset.

Mount Vernon Downtown Action Plan Page 31 Proposed open space intergrated into a commercial mixed-use area on South 4th Avenue

Existing intersection at East 1st Street and South 3rd Avenue Proposed green median and neck-downs

An important aspect to designing open space is to flooding, or areas that are below street level. The parking lot to include several water remediation measures so that by at Mount Vernon East train station is a good place to install such constructing streetscapes and open spaces, you also build pavers. sustainability into the designs. The construction of buffer strips, vegetated filters, swales, and rain gardens can reduce Vegetative buffers can help reduce, slow down, and stormwater and manage rainwater runoff from impervious redistribute rainwater in urban areas. Buffers or swales can be surfaces. Minimizing impervious surfaces such as driveways, constructed along the roadside, and be incorporated into the parking lots, roadways, sidewalks and curbs can help minimize streetscape and sidewalk design. The importance of slowing surface flooding, combined sewer overflows, reduce the heat down water filtration is that it helps filter out pollutants and island effect on dark paved surfaces. In some areas, the use clean water run-off before it gets collected into the sewer of pervious pavements can help curtail these negative effects. system or major bodies of water. Slowing down water run-off Pervious pavements are not good for high traffic roadways, but also decreases soil erosion and helps with water absorption into can be used for low volume roadways. Areas that are susceptible the ground and underground aquifers that help to hydrate areas.

Mount Vernon Downtown Action Plan Page 32 A Rain Garden is a landscape feature that is planted with native perennial plants used to slow down the stormwater runoff from impervious surfaces (such as roofs, sidewalks, and parking lots) and allow it to infiltrate back into the soil.

Potential Benefits: • Provides attractive garden area to receive discharge from down spouts • Filters silt, pollutants and debris • Reduces rate and quantity of stormwater entering the sewer system • Recharges ground water • Can help reduce localized flooding

Source: Chicago Green Alley Handbook

Rain garden

Large swaths of impervious surfaces can hinder absorption on major roadways, in parking lots and parking bumpers, and in needed for replenishing aquifers. Vegetated buffers and swales areas that easily flood. can also help to naturally filter out large insoluble materials and pollutants, which can later be cleaned and removed from the Rain gardens are similar to swales and vegetated swales. This is a natural system for purifying rainwater, and is buffers but are maintained differently. Rain gardens, also often times less expensive to construct and maintain than a curb known as bio-retention areas, also help to filter pollutants and and gutter collection system. Wetland areas and flood zones can minimize rainwater run-off. Rain gardens are minimal in the be used for filtering storm water and purifying water before it amount of maintenance needed. Rain gardens are meant to be runs into major bodies of water with greenbelts/bluebelts. self-sufficient and should be landscaped with vegetation and trees that can withstand certain periods of drought and periods Vegetative buffers can be included in streetscape of wetness. Rain gardens are best built in existing watersheds, designs as grassy buffers between the sidewalk and curb. Swales which Mount Vernon should have no problem with since it is in need to be built with a slight incline, and can be built as dividers line with New York City’s main watershed and has the Bronx River and Hutchinson River within the city limits.

Mount Vernon Downtown Action Plan Page 33 E. Employment Generation

Putnam

Orange Fairfield

Westchester

Sussex Rockland

Passaic

15 miles

10 miles MT VERNON

Bergen 5 miles

Bronx Morris Suffolk

Essex NEW YORK Hudson Nassau Queens

Union Kings MountSomerset Vernon’s proximity to the New YorkRichmond Metropolitan Region

the recent rezoning proposal Middlesex for higher density has mount Vernon’s location can encourage new business been incorporated into the proposals. The rezoning can help owners or entrepreneurs to find a middle ground between define and promote new development in the City of Mount New York City and Suburban commerce. Many suburban Vernon. corporations rely on reverse commute and low-wage workers but are located too far away for it to prove amendable to both In order to advance economic growth in Mount Vernon, the employers and employees to commute far distances to work. social capital must be utilized. Before attracting companies and Mount Vernon’s transportation is the connection between city private enterprises outside the city, the city of Mount Vernon residents and suburban jobs. The city can profit by promoting must strengthen its community based organizations, to help it’s accessibility to both the city of New York and Westechester provide through them job training centers for youth, women, as a selling point to new businesses. and senior citizen facilities. Strengthening local opportunities and focusing on the positive advantage Mount Vernon can offer mount Vernon’s location also provides a potential for to the New York Metropolitan region is paramount to the Mount a wide ranging labor force which can be trained from entry Vernon Action Plan. As Michael Porter once stated, “Economic level positions to managerial positions. With new mixed-use development in inner cities will come only from enhancing the developments and residential property being built, Mount advantages of an inner-city location and building on the base Vernon’s labor base will grow. Expecting a growth in population of existing companies, while dealing frontally with the present and new employees, Mount Vernon should invest in job training disadvantages of the inner city as a business location.”1 centers. Matching a local labor force to basic industries and service-based industries that can support a local economy will The City of Mount Vernon reflects many advantages encourage families to settle long-term in the city and reinvest that are unique to its location, infrastructure, and labor force. their money into the downtown district. Mount Vernon’s proximity to Manhattan and interconnections to Westchester County via highway and public transportation corridors make it an ideal location for higher density and acts as the transition between suburban corporate parks and offices 1. Porter, Michael E. 1997, “An Economic Strategy for America’s Inner Cit- and the central city business districts of New York City. ies: Addressing the Controversy.” In Thomas D. Boston and Catherine L. Ross, The Inner City: Urban Poverty and Economic Development in the Next Century. Transaction Publishers, New Brunswick, NJ, 303-336

Mount Vernon Downtown Action Plan Page 34 Job Training

Existing building located on East 1st Street & South 9th Ave

Proposed job training center

59% of Mount Vernon residents have only a high Job training for service industry jobs can help sustain school degree. Through fostering youth organizations, the local job market. Possibly giving companies incentives vocational training and mentoring programs can help improve to hire and train local employees will improve employment job placement and educational attainment can be improved. rates. Having late night vocational job training and managerial classes can help to increase the range of employment levels As Westchester County residents increasingly get for local residents. Setting up literacy, ESL, and language older and as the baby boomer generation retires, the need for courses can help to improve the competency of the local labor long-term care and senior citizen facilities becomes a pressing force. Job training should also reflect possibilities to increase matter. Mount Vernon can strengthen its central business and encourage reverse commute workers. Small business and base and increase the pedestrian mobility of the downtown vocational schools can harness skills in particular employment by investing in centrally located senior facilities. Training sectors that are needed in the region. Promoting both local residents as nurses and caretakers can produce a permanent job and regional employees can improve an employer’s outlook base for the City of Mount Vernon. on an area and open possibilities to business owners to find the best employees for their company. Rounding out business opportunities for local and long-distance workers can also improve quality of life by integrating a wider range of the labor force in an area.

Mount Vernon Downtown Action Plan Page 35 Youth Centers and Senior and Long-term Care Mentoring Programs Facilities

Youth group Computer training for senior citizens

one particular employment generator that Mount Vernon can fill the much needed gap in healthcare services for Westchester County. Approaching employment generators that will benefit the County and not just the City of Mount Vernon will give Mount Vernon an advantage in providing a much needed asset to the region. This can help Mount Vernon form a permanent base for future development in the industry. Vocational and small schools can train local residents for jobs in healthcare, nursing, caretaker, and local transportation services for senior and disabled residents. Gary Cometh Youth Center, Chicago Building senior facilities near the downtown central business district can also increase pedestrian mobility and creating safer, educational atmospheres and present a consistent economic base to support the retail and constructing a strong community base can open up doors to commercial corridors. Both the older residents and the support future employment. Creating well rounded programs that will staff hired to help them will be integrated into the downtown address various talents or skills for youth and women to improve commercial district, and create a strong base for commerce. upon is essential to successful counseling and mentoring programs. Ensuring vocational classes and basic improvement of computer and writing skills can help new immigrants attain and keep professional jobs in Mount Vernon.

Another important aspect in improving employment centers in Mount Vernon is to increase the availability of daycare services for working parents and single-parent run families.

Mount Vernon Downtown Action Plan Page 36 funding sources

The suggestions that have been made can be profit corporations, Neighborhood and Rural Preservation implemented by following the proposed actions of rezoning; Companies, Business Improvement Districts incorporated transit oriented development; increased economic generators; pursuant to the Not-For-Profit Corporation Law and not-for- mixed-used development; adaptive re-use, and the promotion profit charitable organizations. The organization must prove of sustainable practices, Mount Vernon can begin to implement they have been helping and working with the community at projects. least one year prior to the grant application. The Main Streets grant awards funding from $10,000 to $100,000. some of the more short-term project goals could focus on the downtown redesigning of the streetscape with tree plantings and sidewalk widening and to increase legibility with Industrial Access Program (IAP) NYS – The New York signage and crosswalks. State Industrial Access grant is meant to compliment current economic development projects in the city, where transportation mid-term projects can include the redevelopment of is a focal point to the redevelopment of an area. When applying critical vacant lots and empty parking lots, economic generators for this grant, it should be stated how transportation is either a and job training. Developing spaces for community outreach hindrance to economic development or can potentially be an programs and construction of plazas and pocket parks. asset to an economic development project.

Long-term initiatives can tackle the need to include infill the Industrial Access grant can be used towards development, adaptive re-use, redevelopment of commercial highway and bridge improvements, rail access projects, which corridors along E/W 1st Street, 6th, 5th, and 4th Avenues, and bridge is good for redeveloping the parking lot by Mount Vernon East revitalization. Setting priority for these goals should be done train station. Projects that are mostly retail oriented are not in collaboration with the stakeholder and the city, in addition, eligible for this grant. Projects can include design elements infusing the city with the spirit of voluntarism and pride will as it pertains to the reconstruction of highways, bridges, or help bring the public into the decision making process. rail access. All projects should have an end goal to increase access to an industrial facility or area as a means of economic the following paragraphs convey several different development. grant and funding options that are available (usually at the New York State level) to implement future downtown redevelopment “Eligible projects must be an ‘integral part of an plans. economic development effort which seeks to retain, attract, expand or revitalize an industrial facility.”5

Main Streets Grant – The Main Streets grant program focuses the Industrial Access Program grant is directed at on funding projects for the revitalization and development of a municipalities other than governmental agencies for application. central downtown district, in particular cities or towns receive Grant awards are received as a 60% grant funding and 40% funding to develop their main commercial strip or main street. interest free loan. The loan portion of the award must be paid In the case of Mount Vernon, this grant can be directed at back within 5 years from the date of acceptance and projects redevelopment along South 4th Avenue, Gramatan Avenue, and can be funded up to $1 million. East/West 1st Street.

some of the potential projects the Main Streets Section 5307 Urbanized Area Formula grant can be used for are: renovation of storefronts, uniform (SUZA’s) – A SUZA or Small Urbanized Area grant is designed storefront awnings, refurbishing the exteriors and interiors of for areas between 50,000 and 200,000 residents. This is the buildings, streetscape design, sidewalk widening, tree plantings perfect targeted population for the City of Mount Vernon. The and flower pots, street lighting and street furniture. The Main Small Urbanized Area Formula grant is multi-faceted and can Streets grant can also be applied with other ancillary grants such be applied to a project in several ways. The main goal of the as the downtown anchor and streetscape enhancement grants. SUZA grant centers around transit oriented development and increasing methods for mobility in central downtown districts. This grant is directed towards not-for-profit This grant can also be geared towards specifically increasing organizations, but can be applied for by a community group mobility for elderly and disabled residents. with the cooperation of the City of Mount Vernon. Types of applicants that can apply include: Community based not-for- 5. New York State Department of Transportation; nysdot.gov/portal/page/portal/programs/iap

Mount Vernon Downtown Action Plan Page 37 Funding from this grant can be used towards economic JARC grants can be awarded up to $150,000 in generators & adult training programs for elderly care and funding. Any federal funds used towards capital projects can public transportation operators. The grant can also be used be matched up to 80% (80/20), and up to 50% match on projects for developing ramps and street accessibility for elderly and with operating assistance. disabled residents.

The train station and bus stop make this location on Elm Avenue important for City bike path communters in Mount Vernon Section 5316 Job Access and Reverse Commute Program Rails to Trails – Rails to Trails is not a grant opportunity, but (JARC) particularly centers on increasing access for low- a not-for-profit organization which serves communities and income individuals and families who are at a disadvantage in municipalities on ways to construct or convert pathways for finding employment due to existing spatial mismatch between walking and biking. Making a connection with the regional the labor force and employment opportunities. representative can provide valuable information on how to design, fund, and implement projects for building bike paths some potential projects with JARC funding are: and trails through Mount Vernon. Downtown Mount Vernon improving interconnectivity of the public transit system; has limited existing open space. Providing a trailway may be promoting local businesses to provide employer-subsidized a cost effective way to increase open space downtown, while transit programs; promoting the use of transit vouchers; training also providing much needed pathways across rail lines and drivers for elderly and disability van programs; creating a major roadways. Connecting Mount Vernon to the Bronx River citywide taxi service program or improvements to already Parkway with a bike route can also create an active recreational existing transit programs; carpool programs; and rail access and functional path for downtown transportation. Building a development. bike path that can connect the Hutchinson River to the Bronx River bike paths can introduce a regional asset to Westchester this program can be geared towards funding projects County and act as a connector to a wider greenway project. for mixed-use development that relates to access to the train stations and bus stops. With the new exit ramp at Oak Avenue, funding can be used to promote development along Mount Safe Routes to School – Safe Routes to School is a good Vernon Boulevard and create connectors to the existing public grant for the City of Mount Vernon because of the amount of transit lines in downtown Mount Vernon. Mount Vernon has a school systems in the area. This grant can be used for sidewalk unique situation where the transportation infrastructure already widening and repair, crosswalks and walk signals at major lends itself to job access and a reverse commute labor force. intersections, and for directional signage throughout Mount Using this grant to promote job training and reverse commute Vernon. Both municipalities and local school districts can apply incentives through an economic development program can for this grant, and at the same time. This can prove helpful for strengthen Mount Vernon’s ability to support a local and citywide funding for sidewalk widening. The City of Mount regional labor force. Vernon can use the grant towards improving crosswalks and sidewalks around the train stations and across bridges, while

Mount Vernon Downtown Action Plan Page 38 Sidewalk and crosswalk improvements school systems can use the grant towards sidewalks closer to the Demonstration green roof of Sustainable South Bronx building school locations. This grant can also be used toward building Environmental Justice Community Impact Grant Program safe bike routes to school. – New York State Department of Environmental Conservation has an environmental justice grant geared towards public Funding for Safe Routes to School range from $25,000 health and environmental issues that may cause health risks to $550,000. Non-infrastructure projects (educational programs, to a community. This grant is structured to fund community etc.) can receive funding up to $150,000. Infrastructure and organizations. The project has to be within the community construction projects can receive funding up to $550,000. that the organization serves. The City of Mount Vernon can work closely with a local organization to fund a community project. Projects can target existing brownfields, parcels with Art Grants/ Commission – New York State Council on the underground storage tanks, or present a case where the existing Arts has several funding and commission related programs for conditions of a particular parcel may be a potential health risk funding Municipal Art projects. An art commission can be used to the community. Some projects the DEC suggest as good to beautify existing bridge crossings and public art projects can projects for this grant are: be used in conjunction with Streetscape improvements and main street revitalization. Municipal art can promote local • Green collar training programs artists and can produce an interesting visual aspect unique to Mount Vernon and the downtown district. • Public awareness of environmental contamination and community clean-up efforts

• green rooftops and water remediation projects

• Air and water quality monitoring

• community gardens

• clean-up of lead or mercury in homes or schools

• educational projects that connect school children and the community to nature

this is a good grant to use towards sustainable initiatives downtown. It is also a good way to incorporate the community into development plans. The grant award ranges Park Avenue Bridge from $2,500 to $50,000.

Mount Vernon Downtown Action Plan Page 39