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South Fourth Avenue Corridor Plan

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South Fourth Avenue Corridor Plan S4 South Fourth Avenue Corridor Plan Final Report This research was made possible in part by a research grant from the Land Economics Foundation of Lambda Alpha International. Prepared byPrepared Larisa Ortiz by Larisa Associates Ortiz Associates– NovemberDRAFT Not – November 2017for distribution 2017 Image:August LOA 20171 Contents S4 Introduction + Project Objectives 3 Project Process + Stakeholder Feedback 4 Diagnostic 7 Zoning Review 8 Physical Environment 11 Neighborhood Business Environment 20 Administrative Capacity 22 Residential Population Demographic and Psychographic Overview 23 Daytime Worker Population 28 Leakage Analysis 30 Strategic Positioning and Innovation District Assessment 33 Recommendations 35 Developing the Action Plan + Strategic Goals 36 Revise zoning 37 Provide tools for historic preservation and façade improvements 40 Make downtown parking attractive and accessible 44 Enhance alternative transit options 49 Improve public safety 51 Actively promote and market South Fourth 54 Full Recommendations and Strategies List 55 Prepared by Larisa Ortiz Associates – November 2017 2 Introduction + Project Objectives S4 In June 2017, the City of Mount Vernon contracted with Larisa Ortiz Associates to lead the South Fourth Avenue Corridor Plan. The goal of the South Fourth Avenue Corridor Plan is to improve the existing conditions of the study area and to increase contributions to the City’s tax base, pedestrian activity and improved quality of life for local residents and employees. The Corridor Plan seeks to support a strategic plan to invest in physical and capital improvements in the area, as well as marketing opportunities, and retail attraction and retention strategies. As part of the planning process, a combination of community engagement as well as market and physical analyses were conducted by the Consultant to evaluate and propose economically-feasible strategies that will further enhance the corridor as a shopper and visitor destination. Recommendations put forth in this plan include zoning revisions to promote mixed-use development, provision of financial tools to promote redevelopment and rehabilitation of historic buildings along South Fourth Avenue, streetscape improvements to enhance public safety and connections to adjacent parking facilities, introducing alternative transit options downtown, and active promotion and marketing of the commercial corridor. Image: LOA Underscoring all of the above recommendations is the need for the City of Mount Vernon to leverage existing resources of and partnerships with local institutional anchors and community stakeholder groups. Prepared by Larisa Ortiz Associates – November 2017 3 Project Process S4 June Zoning and background document review Two half-day site visits June - July . Stakeholder interviews and focus group discussions with Merchants Association, business owners, City agencies, Chamber of Commerce, and residents August Diagnostic (Market Analysis) September Corridor Plan (Recommendations) October Public Presentation Prepared by Larisa Ortiz Associates – November 2017 4 S4 PreparedImages: LOA by Larisa Ortiz Associates – November 2017 5 Stakeholder Feedback S4 In two community meetings held in June and July 2017, and City-owned lot redevelopment, and creating business owners, property owners, residents, and local destination anchors to boost the corridor’s planners of Mount Vernon gathered to provide performance. Merchants also cited the need for a feedback around the existing concerns for South Fourth transparent communication platform between City Avenue and the future vision for the commercial agencies and local stakeholders in order to improve corridor. coordination and partnerships between the two. In the meeting with the Downtown Mount Vernon Cross-Cutting Issues: Merchants Association, business owners cited that one of the main reasons for operating in the City was easy 1. Parking accessibility to a large customer base that extended 2. Crime and Safety north from New Rochelle to the Bronx (New York City) in 3. Physical Conditions (incl. sidewalks, streets, the south. Other merchants also claimed that the buildings, and vacant lots) strong local pride and supportive customer base and 4. Retail Mix local community played an important role in their 5. Small business support decision to locate their businesses along South Fourth. 6. Dialogue between merchants and police authorities and the City Local residents who currently shop in Mount Vernon, on the other hand, mentioned they only shopped locally Stakeholder Priorities: for convenience goods, apparel and accessories, personal care services, and specialty fabric stores. 1. Physical improvements (incl. streetscape, Although some destination businesses (such as specialty façade improvement) salons) receive customers from as far north as Bronxville, 2. Upper floor housing rehab a large majority of businesses along South Fourth 3. Vacant lot redevelopment remain locally-serving. 4. Parking accessibility and management 5. Business incentives Both business owners and customers cited similar 6. Restaurant and night life concerns around public safety, parking accessibility 7. Communication platform between City and and lack of diversity in the existing retail mix. They also merchants prioritized physical improvements, vacant upper floor Prepared by Larisa Ortiz Associates – November 2017 6 S4 DIAGNOSTIC Prepared by Larisa Ortiz Associates – November 2017 Image: LOA7 Zoning Review S4 Study Area Zoning The study area spans two blocks along South Fourth Avenue, between 1st Street and 3rd Street. Located in the heart of downtown Mount Vernon, the area is predominantly zoned as the ‘Downtown Business District’ with four parcels on the southern edge of the area designated as a ‘Neighborhood Business District’. The Downtown Business District is a strictly non- residential use area and was intended to “allow the future growth… development of the major downtown area … with a wide variety of retail, office and service business uses.” Although the zoning allows for buildings to be built up to 10 stories high with a maximum allowable height of 120ft and buildings covering up to 80% of the lot, no new residential uses are allowed – not even with a special permit. Therefore, the current residential units observed on the upper floors of some of the buildings along South Fourth Avenue are non-conforming uses. Source: LOA Prepared by Larisa Ortiz Associates – November 2017 8 Zoning Review S4 Impacts of Current Zoning on the Vitality of South Fourth The current zoning of the area as a Downtown Business District limits development opportunities and have resulted in many underused properties and lots along South Fourth Avenue. As a result, the overall marketability of the commercial corridor to potential developers and ground floor retail tenants are low, affecting the tax base for the City. There is also a limited local customer base given the restrictions on residential use in the immediate area. This affects daily foot traffic and retail demand for businesses operating on the ground floor. The lack of 24-hour vibrancy and activity along South Fourth Avenue as a result of few residents living on the corridor also greatly influence customer’s and worker’s concerns around public safety in the area. In fact, past zoning and planning studies conducted for Image: LOA the City of Mount Vernon have consistently recommended revising downtown zoning to allow for Cross-cutting themes: both commercial and residential development in a 1. Mixed-use 5. Shared use parking/ single building or lot. Other recommendations put forth development modify parking also include the need to maintain the historic 2. Rehab tools requirements architecture of downtown buildings while rehabilitating 3. Zoning incentives 6. Downtown vacant upper floors and implement a shared use management and parking model to reduce parking requirements. 4. Parks and open space capacity Prepared by Larisa Ortiz Associates – November 2017 9 Zoning Review S4 Past Zoning and Planning Recommendations • Proposes expansion of residential and office uses downtown 2003 • Considers the reopening of second-story windows of downtown buildings to restore pedestrian environment downtown • Proposes construction of pocket parks on vacant lots • Proposes moving loading zones on Fourth Avenue to rear of buildings to mitigate congestion and improve traffic flow 2011 • Identifies Mt Vernon East train station area as a high-density development zone prime for infill transit-oriented development • Proposes City implement zoning incentives allowing commercial & residential uses in same building/ site (mixed use zoning) • Proposes City modify current parking requirements to remove undue burdens on developers and allow for shared parking regulations • Proposes City prioritize the hiring of an Economic Development Director to work with the Chamber and attract/ retain businesses • Proposes City revive the position of Downtown Manager to catalyze branding efforts and collaborate with business community 2014 • Urban Renewal Plan proposed mixed-use development of mixed-income ownership and rental housing with ground floor retail/ commercial space on South Fourth Avenue (b/w 3rd and 4th St) • Proposes City provide tools to rehab existing residential properties • Encourage shared use parking facilities that serve mixed-use developments 2015 • Recommends altering zoning to allow for mixed-use development in order to spur growth • Proposed City conduct detailed evaluation of metered parking spaces
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