1.1. NOTICE TO PROPOSERS

Mount Vernon residents and businesses have some of the fastest commute times to Manhattan in the region. This access, when combined with proximity to multiple parkways and highways, has created significant development pressures and unique opportunities for equitable growth, reinvestment, and neighborhood stabilization.

The City's diverse population, combined with a predominantly residential land use pattern, particularly towards the northern end of the City, is an asset the City seeks to preserve. Known as "the City of Homes," many of Mount Vernon's residential properties are architecturally distinct and historic, despite a lack of any local historic preservation or landmark ordinances. In addition, while the commercial tax base is limited, Mount Vernon has one of the last remaining (sizable) industrially zoned areas in Westchester County. It is also one of the few industrially zoned areas still capable of being served by a navigable waterway.

In November 2025, following a multi-year, two-phase planning process that included extensive public engagement, technical analysis, and intergovernmental coordination, the City adopted its first Comprehensive Plan since 1968. The Comprehensive Plan establishes a long-term vision for land use, housing, economic development, transportation, sustainability, and community character, with a strong emphasis on transit-oriented development, equity, and environmental resilience. Implementation of this vision requires a comprehensive modernization of the City's Zoning Ordinance, which has not been fully updated in several decades and no longer reflects current planning best practices or the City's adopted policy framework. Through this Request for Proposals, the City seeks a qualified consultant team to prepare a clear, modern, and legally sound zoning ordinance that will serve as the primary regulatory tool for implementing the Comprehensive Plan and guiding Mount Vernon's growth and development over the coming decades.

This RFP invites experienced and innovative teams to deliver a modern, clear, equitable, and effective zoning framework that will support Mount Vernon for decades to come. The preferred team should include Urban Planners and attorneys to write the code in a simple, easy to understand document.

The project will be managed by the City's Planning Department with advisory support from a team of five and including: 1- land use professional or attorney, 1- Planning Commissioner or designee, 1- Land Use Board Commissioner, 1- City Councilmember and 1- Building Commissioner or designee and 1-attorney This advisory team will be chosen by the Mayor with the goal of diversity of roles in the City and will support the effort to complete this impactful project with deliberation. The team will:

1. Provide ratings for the selection of a consultant.
2. Review draft sections as made available by the consultant
3. Support engagement with residents
4. Evaluate and provide feedback for the final document to the Planning Commissioner.

It is anticipated that this project will begin in June 2026.

All responses must be submitted through OpenGov on May 26, 2026 by 4:00 pm and followed up by a delivered hard copy on May 27, 2026 by 4:00 pm. Each proposer must submit both ways.

1.2. INTRODUCTION & SCOPE

Mount Vernon's zoning code has not undergone a comprehensive update since May 1963. In November, 2025 the City completed a new comprehensive plan that utilizes modern planning tools that are not reflected in the current law.

As a result, many sections are outdated, difficult to interpret, and inconsistent with the City's current planning goals and development patterns which necessitates a complete overhaul of the Code and complimentary ordinances. One notable example of this is the strict separation of commercial and residential uses throughout much of the City. To compensate for this, several areas near downtown have recently undergone zoning changes and these new zones must be integrated into the comprehensive zoning update. The adopted Comprehensive Plan emphasizes:

• Transit-oriented development (TOD)
• Mixed-use growth in walkable commercial centers
• Updated housing options and affordability
• Improved environmental resilience and sustainability
• Modernized infrastructure and mobility systems
• Enhanced predictability of development process outcome creating certainty for residents, businesses, and developers

Phase 1 of the comprehensive plan covering roughly 50 blocks surrounding the Mount Vernon East MTA station, identified the community's desire for a vibrant, accessible, mixed-use district with improved public spaces, enhanced retail activity, and increased residential density built near transit. All of the recent downtown rezonings have included new regulations to promote this, however, areas still governed by the existing zoning do not permit mixed use developments or residential developments with higher densities appropriate for transit-oriented development. The zoning rewrite must integrate the recent downtown rezonings into a broader set of regulations that will help the City achieve the goals and objectives of the Comprehensive Plan as well as modernize the Code with opportunities such as density bonuses, inclusionary housing requirements, infrastructure programs, trails and parks programs and parking requirements.

Phase 2 of the comprehensive plan set out to target smaller areas for growth while preserving neighborhoods.

Mount Vernon is also engaged in major infrastructure, downtown revitalization, economic development, and public safety initiatives. Aligning zoning with these efforts is essential to fostering community stability, private investment, and long-term growth.

The selected consultant will complete the following enumerated tasks. The City requires a collaborative process including City staff, elected officials, community stakeholders, and the public.

As the Proposer develops a response, each task should be considered a deliverable and billed based on acceptance in writing by the Planning Commissioner or designee.

Task 1 – Review of Existing Ordinances and Related Past Studies and Documents

The Planning Department will provide, upon award, access to a drop box of all documents to be considered. There may be more documents as the process begins. Conduct a review of the existing Zoning Ordinance within the context of the newly adopted comprehensive plan. This will help provide an understanding of why the City's built environment has its current form. This review should also determine whether any sections of the existing zoning should be retained or used to inform new regulations This analysis/spreadsheet should also include:

• A complete analysis of outdated provisions or regulations that conflict with other provisions
• Recommend prioritized areas
• A summary of which existing policy guidelines or regulations violate Federal or State law
• A review to determine how to ensure that all development regulations are consistent with current city policy

Task 2 – Define Areas Needing Further Study & Provide Solutions

Based on Task 1 findings, identify issues including but not limited to:

• Economic Development
• Transit-oriented development districts
• Parking standards design and placement
• Density and land use compatibility issues
• Infrastructure constraints and opportunities
• Housing diversity
• Historic Preservation
• Industrial and commercial corridor needs
• Traffic and Pedestrian circulation
• Parks and trails planning
• Streamline Zoning Code and Charter to ensure consistency and readability.
• Sustainability and resiliency measures
• Integration of all transport modes including alternative forms of transportation.
• Consider a form-based code for the downtown and provide consultation as to whether it should be considered.

The consultant will propose detailed solutions, regulatory tools, and conceptual frameworks to address identified issues before moving forward to Task 4.

Task 3 – Public Engagement Process

Develop and facilitate a public engagement strategy including:

• 3 citywide public meetings or workshops (to be set as a cost per meeting)
• 2 update meetings with the City Council and/or Mayor to discuss process and preliminary findings.
• 3 Neighborhood specific stakeholder meetings (to be set as a cost per meetings)
• At least 2 stakeholder sessions with developers, small businesses, and institutional partners. The consultant will gather community input to inform the zoning rewrite.

The deliverable for purposes of payment will be a completed report of each meeting that will be folded into the final document.

Task 4 – Draft Comprehensive Zoning Ordinance

Prepare a full draft Zoning Ordinance aligned with the Comprehensive Plan, incorporating public input and technical analysis. The draft shall include:

• Reimagine Mount Vernon as a Floor-to-Area F.A.R-based municipality, as opposed to the current units-per-acre basis
• Updated zoning districts and use tables
• Definitions and permitted/conditional uses
• Updated dimensional and design standards
• Streamlined administrative procedures
• Modern parking, mobility, and sustainability standards
• TOD-supportive regulations
• Incorporate infrastructure and fee analysis in workflow
• Provide form based code including developing a work flow process if applicable.

A markup of revisions and response to comments will be required. A strict schedule developed by the Consultant will be followed. As sections are completed, they will be reviewed. The deliverable is the entire task and there will be no partial payments.

Task 5 – Citywide Buildout Analysis

Conduct a full buildout analysis to measure development potential under proposed zoning, including:

• Housing capacity, potential number of units
• Potential commercial and industrial development capacity
• GIS-based mapping of buildout scenarios
• Projected impacts on neighborhood form and density
• Economic impact to City at buildout
• Sustainable and resilient public and private infrastructure

This analysis will support SEQRA review and long-term capital planning.

Task 6 – SEQRA Environmental Review

Complete environmental review and documentation required under the New York State Environmental Quality Review Act (SEQRA). Responsibilities include:

• Coordinating with the City Council as Lead Agency
• Preparing all required environmental documents as required including a GEIS.
• Hosting or supporting public hearings
• Ensuring compliance and procedural accuracy

Task 7 – Impact Fee Program

Develop an impact fee or alternative value-capture framework based on projected buildout in transit-oriented development zones to support:

• Infrastructure upgrades, including but not limited to sewer and water services, stormwater management
• Transportation improvements
• Provision of municipal parking through payments-in-lieu of parking
• Park and open space investments
• Public safety and emerging service needs

Deliverables will support SEQRA documentation and capital planning.

Task 8- Draft a Development Manual

This manual should include all recommendations and workflows contemplated in the zoning ordinance

1.3. Timeline

Release Project Date: May 1, 2026

Question Submission Deadline: May 15, 2026

Response Submission Deadline: May 18, 2026

1.4. Award Terms

The City anticipates awarding one (1) contract to the highest-rated responsive proposer resulting from this RFP. Key award terms will include the following:

1. Contract Term: The contract is expected to have a term of approximately 18 months from the date of execution, with an option for the City to extend the agreement (on mutual consent) if additional time is needed to complete all deliverables or to incorporate additional services (contingent on funding and performance). The anticipated start date for work under the contract is June 15, 2026 and the project should be substantially completed by no later than December 4, 2027, unless extended by agreement.
2. Budget and Funding: The scope of work under this RFP is contingent upon available funding. Proposers should submit cost proposals that are inclusive of all expenses and based on their professional understanding of the work required. If the City is unable to secure the anticipated funding or if budget constraints arise, the City reserves the right to negotiate a reduced scope of services or terminate the RFP process. Any contract awarded will be subject to the appropriation of funds by the City's governing bodies.
3. Form of Award: The successful proposer will be expected to enter into a Professional Services Agreement with the City of Mount Vernon. A draft of the standard contract terms can be provided upon request. The contract will incorporate this RFP, the vendor's proposal, and any negotiated modifications.
4. No Obligation to Award: This RFP does not commit to the City to award a contract. The City reserves the right to award in whole, in part, or not at all, and may cancel or reissue the RFP if it is in the City's best interest. The City may also choose to make a conditional award or award only portions of the scope to one or more firms, depending on the responses and as allowed by applicable procurement rules.

The City will notify the selected proposer with a Notice of Award, after which the proposer must promptly execute the contract and satisfy any pre-contract requirements (such as insurance certificates and signing of all required forms). If an agreement cannot be reached with the top- ranked proposer within a reasonable period, the City may negotiate with the next highest-ranked proposer or take other appropriate actions.