Transcript North Ponce Special Area Plan

North Ponce Neighborhood
Strategies
North Ponce Study Area
N
Introduction
• Reconnaisance
– Review of related materials (Charrette,
prior planning initiatives)
Introduction
• Reconnaisance
–Field survey (photographed every
structure)
Introduction
• 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 quasiurban 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.
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 8th, 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
Observations
• Area is served by a network of local streets
in a functional grid
North Ponce Study Area
Local Roads
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
Single Family Conservation District
Single Family Conservation District
• Distinct single family neighborhood north
of SW 8th
Single Family Conservation District
Single Family Conservation District
• 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
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 0.35.
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.”
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.
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
Multi Family Conservation Districts
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.
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.
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).
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.
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).
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
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:
Multi Family Conservation Districts
• 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
Low Intensity Mixed Use District
• Transitional area from CBD to multifamily 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.
North Ponce Mixed Use District
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.
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.
Ponce de Leon Blvd.
North Ponce Mixed Use District
North Ponce Mixed Use District
• 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.
North Ponce Mixed Use District
• Catalytic project
Established Commercial Districts
Question/comments