A long-term vision for downtown

Editor’s Note: This is the third in a series on the “Long-term Vision for Downtown.” Part 1 ran on March 12. Part 2 ran on March 26.

MOUNT VERNON — At Monday’s meeting, city council members received a workbook detailing tasks, timelines, and possible funding sources to implement a long-term downtown plan.

“This is your manual for how to implement this plan,” Jeff Gottke, vice president of the Area Development Foundation, told council members. “Remember, you’re adopting the vision and concept, not the actual cost.

“These are the bones. It’s going to be your job to put the flesh on it.”

Monday’s presentation was Gottke’s third relating to the 10-year plan. In his previous presentations, he outlined four project areas:

West High Street
The Southern Gateway
Public Square
Parking lots

Within those four areas, Gottke called on council to acknowledge capital improvement zones and adopt policies to guide future development. The first three areas involve capital improvements. Capital improvements include things such as developing a green bike alleyway and redesigning the public right-of-way on West High.

The fourth project area falls into the policy category. Policy changes include things such as zoning, parking, and design. In a letter to council members accompanying the workbook, Gottke wrote, “There are few elements that better define a community’s downtown than how thoughtful (or thoughtless, for that matter) the available parking has been arranged and how easy it is to access.”

Gottke told council members they did not have to go it alone in implementing the vision. Identifying potential community partners, he said, “You can lean on these other groups to help you.”

Potential partners include the Ariel Foundation, Main Street Mount Vernon, Knox Partnership for Arts and Culture, Knox County Landmarks Foundation, and the Shade Tree and Beautification Commission. Gottke pointed out that several of these organizations are already working on some of the tasks listed in the workbook.

He also suggested the involvement of several city boards, including the Municipal Planning Commission, Board of Zoning Appeals, and Historic Review Board.

In addition to community partners as potential funding sources, Gottke said the city can utilize the following strategies:

TIF (Tax Increment Financing)
TAP (Transportation Alternatives Program) for bike lanes and sidewalks
CDBG (Community Development Block Grant)
SID (Special Improvement District)

While the city has used the first three funding sources on other projects, SID funding is new to Mount Vernon. Property owners initiate the creation of a SID.

“Within that area, property owners assess themselves a fee,” explained Gottke. “That fee gets collected and used only in that area. It’s an extra fund that you fund extra things with. It’s meant to fund add-ons.”

It takes 60 percent of property owners to approve creating a SID, which involves creating a separate nonprofit entity. The city collects the money from the property owners and turns it over to the nonprofit. The nonprofit decides how to spend the money.

Gottke said that some tasks, such as parking, can happen pretty quickly. Other tasks, such as redesigning Public Square, will take longer.

Gottke originally asked council to pass an ordinance supporting the downtown plan. After talking with Law Director Rob Broeren, Gottke said he would go with a resolution.

Noting the turnover that will take place in council members and city administration beginning Jan. 1, 2020, Councilwoman Nancy Vail said, “I really don’t feel that we should make decisions that will be binding for that new council.”

“I think it’s our job to look at the future,” countered Councilman Chris Menapace. “Resolutions can always be changed. We do it every Monday night, make decisions that will be binding.”

“My goal is to establish a road map that others will follow,” said Mayor Richard Mavis. “The worst thing that can happen is they take office on Jan. 1, 2020, and there’s nothing there.”

Councilman Sam Barone said he is not opposed to an ordinance as he fully recognizes that the plan is a vision statement for future development and not a specific requirement to do things.

A long-term vision for downtown: Part 1 The Basics

A long-term vision for downtown: Part 2 The Vision

Following are the highlights of the suggested implementation and timeline.

West High Street Project Area: Estimated cost $2.7 million

1 year: Implement guidelines for minimal setbacks to increase pedestrian comfort
1-2 years: Continue flower basket and light pole banners to Norton Street (already in progress)
2-3 years: Provide simple landscaping and street trees to create more attractive area
3 years: Install welcome sign in the median, begin enhanced intersections using a variety of materials
3-4 years: Create enhanced intersections using a variety of materials, install historic-looking light poles to reflect the character of the area
5 years: Install consistent sidewalks to improve pedestrian comfortable
5-7 years: Limit points of access for vehicles to 1-2 per property, install green space between sidewalk and businesses using a variety of materials

Southern Gateway Project Area:

1 year: Create riverfront park that connects downtown with the river and beyond, install bike racks in riverfront area (both already in progress)
3 years: New State Route 13 with median, create Blackberry Alley bikeway to include demolition, installation of variety of pavement types, utility relocation/removal, and furnishings (estimated cost $410,000)
3-5 years: Install a “Welcome to Mount Vernon” sign, create brick plaza at South Main and Howard streets, create traffic triangle at South Gay and Howard streets, extend tree lawn along South Gay and Howard streets

Public Square Project Area: Estimated cost $1.9 million

1 year: Install two bike racks (already in progress)
6-10 years: Install different pavement treatments to create clear pedestrian pathway; create pedestrian medians in driving lane that protect pedestrians but still accommodate trucks; create well-defined parking areas with different pavement treatments and an area for landscaping between the driving lane and parking areas; install removable bollards to restrict access to back parking lots during events; plant trees that will grow to canopy of about 40 feet; plant low colorful plants in areas between driving land and parking areas; install 16 benches, eight tables, 32 chairs, and four trash receptacles.

Parking

1 year: Create a downtown wayfinding scheme, install wayfinding signs in key areas so motorists are clear abut location and duration of parking, coordinate improvements with shared private lots, install public bike racks along the corridor and in public parking areas, create direct linkages from downtown to the trail system along the river (all projects are already in progress)
3 years: Create site improvements to city-owned lots, develop additional temporary public parking lots on land acquired in target zone

Policy Change Recommendation #1

Site development: includes parking to rear or side of buildings, drive-throughs located to rear of primary structure and screened, fencing to screen commercial uses from residential uses, bicycle access accommodated, impact of site lighting on residential reduced, avoid excessive curb-cuts and driveways, shared vehicular access with adjacent sites
Open space: incorporated in as close proximity to uses as possible, sidewalks/paths link development to nearby parks and open space, should include multi-use paths, seating and other passive/limited recreation uses
Landscaping: discourage small landscape islands within parking lots, encourage large, linear landscape islands; helpful to storm water control; landscape screening adjacent to public right-of-way and adjacent parking lots should allow pedestrian access
Buildings: entrances along public rights-of-way, lighting to enhance architectural features and entryways, encourage multi-use buildings
Materials: transparent glass on first floor, metal as framing for glass elements and as accent, brick encouraged, stone, wood as accent material or framing
Signage: number of signs; signs restricted to name, address, function, and logo; no phone numbers, websites, rates or advertising; scale and proportions fit with scale of building; banners and cloth signs used primarily for special occasions; materials and colors coordinate with building and each other.

Policy Change Recommendation #2: More efficient parking strategy

Shared parking across sites encouraged
Encourage use of alternative transportation through site design to lower parking demand
Monitor emerging technologies such as autonomous vehicles to lower parking ratios
Create designated truck/RV parking
Create policy/location for overnight parking to accommodate downtown residents
Create parking maps for downtown that are updated frequently and located on MSMV and city websites
Consider creating SID to raise funds for needed capital improvements
Create comprehensive wayfinding scheme for downtown with links between Ariel-Foundation Park, Public Square, and Main Street commercial area
Discourage Main Street business workers from taking up spaces
Review time limits of enforced parking for maximum effectiveness
Meet with private owners of parking lots to provide information and coordinate strategies for improvements, pay kiosks, landscaping, signage
Negotiated leases for public use after-hours