North Ponce Neighborhood Strategies

North Ponce Study Area N N

Introduction Reconnaisance –Review of related materials (Charrette, prior planning initiatives) Reconnaisance –Review of related materials (Charrette, prior planning initiatives)

Introduction Reconnaisance –Field survey (photographed every structure) Reconnaisance –Field survey (photographed every structure)

Introduction Reconnaisance –In-house workshop with planning staff –In-house interdepartmental workshop –Interviews with key persons Reconnaisance –In-house workshop with planning staff –In-house interdepartmental workshop –Interviews with key persons

Essential Components of the Strategies 1)Change the regulatory framework for the corridor to create several districts tailored to the particular characteristics of distinct sub-areas. The intensity of permitted development lessens with distance from Ponce de Leon Boulevard.

Essential Components of the Strategies 2)Invest in the character of the public realm which tells the private sector that the City is serious about changing the market position of the corridor — beginning with off-street parking, parks and open space, signage, street lighting and streetscape improvements.

Essential Components of the Strategies 3)Create “addresses” for redevelopment by committing additional public dollars for public realm improvements that benefit qualifying redevelopment projects.

Essential Components of the Strategies 4)Create a catalytic project in the heart of Ponce de Leon Boulevard in a prominent location. The catalytic project should contain a critical mass of redevelopment that is attractive to a broad group of people who are looking for a quasi- urban lifestyle.

Essential Components of the Strategies 5)Reinforce the existing neighborhood by connecting sidewalks and continuing with grant and loan programs for renovation of existing buildings. 6)Providing ideas for sources of funding for the variety of regulatory changes and initiatives suggested. 5)Reinforce the existing neighborhood by connecting sidewalks and continuing with grant and loan programs for renovation of existing buildings. 6)Providing ideas for sources of funding for the variety of regulatory changes and initiatives suggested.

Essential Components of the Strategies 7)Concentrating intensity along the North Ponce de Leon Boulevard Corridor through the use of incentives such as the transfer of development rights (TDR’s) and allowing a greater height along the Corridor than anywhere else.

Observations Area is transected/served by a number of major roads -- Ponce de Leon Boulevard and SW 8 th, Douglas and Le Jeune Good news – superior access Bad news – major streets divide the area into discrete areas Area is transected/served by a number of major roads -- Ponce de Leon Boulevard and SW 8 th, Douglas and Le Jeune Good news – superior access Bad news – major streets divide the area into discrete areas

North Ponce Study Area Major Through Roads N N

Observations Area is served by a network of local streets in a functional grid

North Ponce Study Area Local Roads N N

Districts 5 distinct districts were identified: –Single-Family Conservation District –Multi-Family Conservation District –Low Intensity Mixed Use District –North Ponce Mixed Use Core District –Commercial Districts 5 distinct districts were identified: –Single-Family Conservation District –Multi-Family Conservation District –Low Intensity Mixed Use District –North Ponce Mixed Use Core District –Commercial Districts

Single Family Conservation District

Distinct single family neighborhood north of SW 8 th

Single Family Conservation District

Established character Vulnerable to change Established character Vulnerable to change

Single Family Conservation District Intent is to “conserve the existing character of the neighborhood” –not intended to conserve specific structures but rather it is intended to conserve a set of neighborhood values — a particular pattern of development — moderately sized homes set back generously from property lines Intent is to “conserve the existing character of the neighborhood” –not intended to conserve specific structures but rather it is intended to conserve a set of neighborhood values — a particular pattern of development — moderately sized homes set back generously from property lines

Single Family Conservation District Contextual review by the Board of Architects is required for renovations that increase the floor area by greater than 35% of the average floor area in the neighborhood block or for projects with an FAR that is greater than Neighborhood Block

Single Family Conservation District Second floors must be setback an additional 5 feet

Single Family Conservation District Regulations emphasizes the importance of architectural character in roof structures. –A minimum of 40% of the total roof area is to be gabled. Garages must be offset from the main façade by at least 5’. Garages set back further and detached garages and carports are eligible for FAR “discounts” or “bonuses.” Regulations emphasizes the importance of architectural character in roof structures. –A minimum of 40% of the total roof area is to be gabled. Garages must be offset from the main façade by at least 5’. Garages set back further and detached garages and carports are eligible for FAR “discounts” or “bonuses.”

Single Family Conservation District Landscaping is required to be planted within 5’ of the property line.

Single Family Conservation District The public realm in the SFC District needs to be renovated. Current streetscape is dominated by paving. The public realm in the SFC District needs to be renovated. Current streetscape is dominated by paving. 50’

Single Family Conservation District The Plan proposes to reduce the width of travel lanes, break up on-street parallel parking with landscaped islands and introduce traffic calming devices where appropriate.

Single Family Conservation District Improvement of Rotary Centennial Park and Cibao Park is needed.

Multi Family Conservation Districts

Accommodates the various forms of medium density, multi-family housing to meet the housing needs of a diverse community. Provides incentives to protect the existing character from new high-rise development. Ensures that there is a transition to single-family neighborhoods that protects the integrity of those areas. Accommodates the various forms of medium density, multi-family housing to meet the housing needs of a diverse community. Provides incentives to protect the existing character from new high-rise development. Ensures that there is a transition to single-family neighborhoods that protects the integrity of those areas.

Multi Family Conservation Districts Similar to the SFC District, the streetscape in the MFC Districts is unattractive. Through additional landscaping in the public right-of-way and molding the pattern of development in the private realm a more attractive streetscape will be provided. Similar to the SFC District, the streetscape in the MFC Districts is unattractive. Through additional landscaping in the public right-of-way and molding the pattern of development in the private realm a more attractive streetscape will be provided.

Multi Family Conservation Districts Incentive to develop below the maximum height of 60’: –Buildings below 40’ are required to provide 1 parking space per unit (buildings above 40’ are subject to normal parking requirements). Incentive to develop below the maximum height of 60’: –Buildings below 40’ are required to provide 1 parking space per unit (buildings above 40’ are subject to normal parking requirements).

Multi Family Conservation Districts Transfer of Development Rights (TDR’s) –Development rights can only be transferred to the North Ponce Mixed Use Core District (NPMU) –4 ways to utilize TDR’s Stay below 52’ in height AND reduce the maximum FAR by 35%; Dedicate at least 500 sq.ft. for the purposes of a pocket park; Provide at least 20 parking spaces to the public; or Re-habilitate a historically significant structure and use it for the same use as it was historically intended. Transfer of Development Rights (TDR’s) –Development rights can only be transferred to the North Ponce Mixed Use Core District (NPMU) –4 ways to utilize TDR’s Stay below 52’ in height AND reduce the maximum FAR by 35%; Dedicate at least 500 sq.ft. for the purposes of a pocket park; Provide at least 20 parking spaces to the public; or Re-habilitate a historically significant structure and use it for the same use as it was historically intended.

Multi Family Conservation Districts There is very little green space in the MFC Districts – pocket parks are encouraged with the TDR program

Multi Family Conservation Districts Parking –Goal is to reduce dependency on on-street parking and consolidate parking into attractive and centralized parking facilities. –Developers can build excess parking spaces and transfer the parking rights to another property owner. –Developers can opt to “buy-out” parking spaces ($12,500 per space). Parking –Goal is to reduce dependency on on-street parking and consolidate parking into attractive and centralized parking facilities. –Developers can build excess parking spaces and transfer the parking rights to another property owner. –Developers can opt to “buy-out” parking spaces ($12,500 per space).

Multi Family Conservation Districts Parking –The City should pursue providing interior surface parking lots. Can be done attractively and would provide an incentive for redevelopment Parking –The City should pursue providing interior surface parking lots. Can be done attractively and would provide an incentive for redevelopment

Multi Family Conservation Districts Historically significant structures –In addition to the TDR provisions: If it can be proven that it is economically necessary to change the use of the structure in order to preserve the structure and there is not a way to utilize TDR’s, then the use of the building can be altered to include uses not permitted in the District: Historically significant structures –In addition to the TDR provisions: If it can be proven that it is economically necessary to change the use of the structure in order to preserve the structure and there is not a way to utilize TDR’s, then the use of the building can be altered to include uses not permitted in the District:

Multi Family Conservation Districts office (no more than one (1) employee per two hundred and fifty (250) square feet) Residential retail including: office (no more than one (1) employee per two hundred and fifty (250) square feet) Residential retail including: –bakery –barber shop/salon –book store –convenience store –delicatessen –dry cleaners –florist –grocery store –hardware store –ice cream store –music/video store –produce store –restaurant/café (including eat-in and take-away) –tailor

Low Intensity Mixed Use District

Transitional area from CBD to multi- family and single-family areas to the north and west

Low Intensity Mixed Use District Height is limited to 60’. Mixed Use is allowed with restrictions: –Retail and office must be on ground floor and on Salzedo Street. Adaptive re-use of historically significant structures is encouraged. Height is limited to 60’. Mixed Use is allowed with restrictions: –Retail and office must be on ground floor and on Salzedo Street. Adaptive re-use of historically significant structures is encouraged.

North Ponce Mixed Use District

The core redevelopment District

North Ponce Mixed Use District The NPMU District will be a mixed-use, architecturally diverse, pedestrian-friendly, and varied-scale “in town” neighborhood. The objective is to create a large urban residential base with ground floor retail uses to enhance the experience at the street-level, and opportunities to develop office space on upper stories of vertically mixed-use buildings. The NPMU District will be a mixed-use, architecturally diverse, pedestrian-friendly, and varied-scale “in town” neighborhood. The objective is to create a large urban residential base with ground floor retail uses to enhance the experience at the street-level, and opportunities to develop office space on upper stories of vertically mixed-use buildings.

North Ponce Mixed Use District Attracting the “quasi-urban” market: –1) Make the place walkable. “Quasi-Urban” households like to walk. The experience should be interesting and comfortable. –2) Provide inter-connectivity. Integrate the residential and commercial fabric of the community with connected streets and sidewalks. –3)Provide nodes of activity. Public nodes foster a pedestrian life of culture, community, and commerce. Nodes of activity cultivate public gathering. –4)Concentrate uses. Pedestrian access is facilitated by concentrating human and building densities. –5) Create places. The urban fabric from public node to neighborhood edge should define a community of place. Attracting the “quasi-urban” market: –1) Make the place walkable. “Quasi-Urban” households like to walk. The experience should be interesting and comfortable. –2) Provide inter-connectivity. Integrate the residential and commercial fabric of the community with connected streets and sidewalks. –3)Provide nodes of activity. Public nodes foster a pedestrian life of culture, community, and commerce. Nodes of activity cultivate public gathering. –4)Concentrate uses. Pedestrian access is facilitated by concentrating human and building densities. –5) Create places. The urban fabric from public node to neighborhood edge should define a community of place.

North Ponce Mixed Use District Ponce de Leon Blvd.

North Ponce Mixed Use District Neighborhood serving retail –Allowed along Galiano and Salzedo at the corners. Neighborhood serving retail –Allowed along Galiano and Salzedo at the corners.

North Ponce Mixed Use District TDR’s – can transfer within the NPMU District or receive from MFC. Additional height (which equals the Mediterranean bonus heights) is permitted when a site is a receiving site. TDR’s – can transfer within the NPMU District or receive from MFC. Additional height (which equals the Mediterranean bonus heights) is permitted when a site is a receiving site.

North Ponce Mixed Use District Catalytic project

Established Commercial Districts

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