The City of Mount Vernon under the administration of Mayor Shawyn Patterson-Howard is embarking on the second phase of putting together plans that set the stage for redevelopment of the downtown while also shaping land use, housing, zoning, economic development and more for the rest of the city. The first phase in drafting a new Comprehensive Plan has been completed and a Draft Generic Environmental Impact Statement (DGEIS) has been prepared for part of the downtown. The DGEIS includes studies for a $175 million residential project that would bring 317 new apartments to the area near the Metro-North Mount Vernon East station.
The Comprehensive Plan would be the city’s first since 1968. The City Council has concluded phase 1 of the Comprehensive Plan process by adopting a Downtown Vision Report. The report is intended to serve as a guiding framework for future downtown developments and reflects revitalization guidelines for the downtown area, covering approximately 50 blocks.
“The council’s approval of the Downtown Vision Report highlights the strong collaboration among our residents, stakeholders, and city staff,” Patterson-Howard said. “As we conclude phase 1, it is crucial to sustain this community engagement, gathering ongoing feedback to shape a plan that will serve as a lasting guide for development and policy-making in the years ahead.”
Those sentiments were echoed by City Council President Cathlin Gleason, who said, “The unity between residents and city officials pursuing a shared objective is truly remarkable. The City Council’s adoption of the Downtown Vision Report is a source of joy, and I look forward to the outcomes of phase 2 in our Comprehensive Plan. We rely on the valuable input of our residents to shape the complete Comprehensive Plan.”
According to the Downtown Vision Report, there appeared to be a consensus among those contributing their input that the Metro-North Railroad tracks running through the city create both a physical and psychological divide between the north and south sides. The report called for repairing the real and perceived barriers associated with the Metro-North tracks and encouraging greater connectivity and circulation throughout Mount Vernon.
The report said that business diversity in Mount Vernon, particularly in and around the downtown, is relatively lacking. It said there’s a desire for a more varied mix of businesses in the downtown, including but not limited to higher-end retail options, restaurants, cafes, and entertainment, while limiting some types of businesses such as fast-food restaurants, nail and hair salons and dollar stores. While many of those who provided input for the report said local businesses were preferable, some people suggested it would be preferable to attract regional and national brands to the downtown. The report said that many people wanted to see movie theaters, hotels and art galleries in the downtown.
“The Downtown currently lacks the consistent foot traffic and patronage necessary to support existing businesses and draw new investment,” the report said. “One reason for the lack of sufficient activity is the city’s outdated zoning code, which does not allow residential uses in the Downtown, therefore limiting the number of people within the Downtown at any given time. Interestingly, according to city officials, there is a noticeable trend of developers seeking to add density and requesting changes of occupancy in Downtown buildings.”
The Downtown Vision Report examined the housing situation and stated that the city has a relatively high rate of rent-burdened residents. It noted an apparent exodus of people in their 20s and 30s from the city due to a lack of affordable housing opportunities. The report expressed concern about the proliferation of houses that have been illegally subdivided into multiple units.
“Most of these units are under the radar of the city, unregulated, and as a result pose significant safety risks to their inhabitants.,” the report said.
The report said Mount Vernon should implement a multi-faceted strategy to support downtown economic development.
“To reduce zoning variances, regulations on land use and building dimensions should be adapted to match actual conditions and market forces consistent with the guidelines in this Vision Report and ultimately the Comprehensive Plan,” the report said. “Programs offering training in business planning, financing, and marketing would allow owners to run their businesses more effectively, while funding methods such as micro-loans could cover start-up costs for entrepreneurs. Structural improvements such as façade repairs have the potential to both improve the streetscape and make storefronts more appealing to potential patrons.”
The DGEIS is for a new Downtown Transit Oriented Arts District (DTOAD). The proposed DTOAD would include the two-square-block area between East 1st and East 2nd Streets and between South 1st and South 3rd Avenues. Higher density residential development would be allowed near the Mount Vernon East Metro-North station.
The DGEIS also looks at a proposed development by Trinity Financial and Comrie Enterprises at 20 S. 2nd Ave. that would include approximately 317 mixed-income apartments including 99 studios, 141 one bedroom units, and 77 two bedroom units.
The new building would be 11 stories plus basement along South 2nd Avenue and 12 stories plus basement along South 3rd Avenue. It would have approximately 349,732 square feet in total with approximately 12,548 square feet of community facility space and approximately 62 parking spaces at the basement level.
A total of 41 parcels currently zoned DB-Downtown Business and RMF-10 Multifamily Residence would be reclassified in a new DTOAD zone under current thinking.
The site for the Trinity and Comrie building currently features an asphalt parking area, the vacant former YMCA building, and a vacant lot that is being used as a community garden. The site, which is owned by the City of Mount Vernon, will be purchased by the developer in accordance with a Land Disposition Agreement between it and the city. All existing buildings and structures on the site will be demolished and removed.
The development includes approximately 17 loft units intended to serve as living and work space for artists. The building’s design also includes amenity spaces dedicated to the creation and display of both in-house and community-produced art.
The apartments in the building would be priced to be affordable to people earning between 60% and 90% of the Area Median Income. Residents would enter the building through the South 2nd Avenue entrance, and a community facility entrance also would be located on South 2nd Avenue. Parking garage entrances would be on South 3rd Avenue.
The building would be designed to avoid the use of fossil fuels and incorporate green technologies such as geothermal heating and cooling, waste heat recovery and solar panels to generate electricity.
