CHAPTER 5. Concept Plan

Transcription

1 Concept Plan

2 Plan Content and Description This chapter presents a descriptive narrative of the elements proposed within the Concept Plan for the U.S. 1 Corridor Master Plan. It has been developed as a guideline for promoting the sound development and redevelopment of the properties in the Study Area. Opportunities for public improvements, redevelopment activities and proposed future land use composition are identified and graphically illustrated on the Concept Plan. The Plan was developed after analyzing the existing conditions along the U.S. 1 Corridor, the shoreline of the Indian River Lagoon, the adjacent neighborhoods and commercial corridors in the Study Area. The Plan elements were conceived based on the community s desired vision for the future of the Study Area identified during the public workshops. It must be understood that the Plan is a long-range development plan and the elements of the Plan will not occur all at once and within the time sequence described herein. The Master Plan is intended to be a guiding document for local government actions designed to overcome deterrents that inhibit desired future growth and development. The plan is not intended to be static and should be evaluated in light of changes in the economy, relevant public concerns and opportunities associated with private development proposals. The Plan illustrates how environmental preservation efforts, economic development strategies, future land use designations and other program directives can be translated into a physical land use pattern that accents natural and cultural amenities while promoting quality growth and development. The most important aspects of the Plan are the following: The Plan identifies, in general, where primary land uses (public space/ mixed-use/ residential/ commercial/ office) and activity centers will be located in order to enhance the quality of life for the community and create a development pattern that attracts prospective businesses and residents to the City. The Plan provides the City with a broad range of strategies for approving new developments in a consistent manner through a streamlined process The Plan allows the City to make capital improvements projections based upon known future, public project needs, demands and proposed locations. The Plan locates commercial sites based upon expected market demands and reasonable residential service areas. The Plan provides a tool for the City of Titusville to promote development goals by showing prospective developers, public investment initiatives and redevelopment opportunities thereby reducing the developer s risk when investing in the community The Plan supports desired social, environmental, physical and economic development strategies, as expressed by community representatives, including: Improve physical and visual access to the Indian River Lagoon Preserve the ecological habitat and improve the environmental condition of the shoreline Enhance the aesthetic character of the U.S. 1 and Hopkins Street Corridors Support for continuity between planning objectives for the Downtown Master Plan and the U.S.1 Corridor Master Plan Encourage infill, renovation and enhancement of residential areas and prevent commercial encroachment into neighborhoods Preserve the single-family character of the residential neighborhoods Support for public oriented water related uses Strengthen and expand cultural heritage and eco-tourism opportunities Consolidate intensified development at strategic locations and provide performance incentives to allow increased height per existing conditional use code requirements Support for historic preservation efforts Respect for existing community buildings and institutions such as Titusville High School and St. Teresa s Catholic Church Promote development patterns that ensures compact and pedestrian scaled activities through restricted heights, building masses and encouraging low-impact development The Concept Plan contains descriptions of several types of projects and programs, including capital projects, public/private projects, and government programs. Capital projects are funded solely by the public sector to address specific infrastructure needs such as parks, trails, roads, drainage, streetscape improvements and other municipal initiatives. The Plan also contains projects that provide opportunities for the public and private sector to work together towards mutually beneficial development activities. The public and private sectors can bring different resources and capabilities to bear on projects that fulfill the objectives of the Master Plan but otherwise might be unsuccessful for various reasons. For these projects public costs are undetermined at this time because the City s role in each will be defined through negotiation at the time of the project. Finally, the Plan anticipates government actions to be undertaken by the City for a variety of purposes. Regulatory actions may include revisions to the City s Comprehensive Plan, Land Development Regulations, and building codes. Land acquisition programs will be incorporated in the process to obtain control of waterfront land and possibly prime development sites, thereby ensuring future development in a manner consistent with community objectives. Economic development and business improvement incentives will also be components of the implementation program. U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 77

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4 Master Plan Elements The following section presents a general outline of the Master Plan elements followed by a brief description of the desired objectives and recommended action strategies to achieve these objectives. Information is presented through a combination of text, graphic illustrations and photographs that refer to the Concept Plan graphic (pg.78) Indian River Lagoon Waterfront The 156- mile long Indian River Lagoon is located on the east coast and has long been Titusville s most desirable asset. The U.S. 1 Corridor Study Area contains 3.4 miles of the lagoon with properties encompassing a total area of acres. The shoreline in the Study Area is also one of the most severely impacted areas of the waterfront within the City of Titusville. Public ownership is vital in reclaiming the waterfront.the Study Area contains approximately 60 acres of undeveloped land and open space along the waterfront. The City as part of its Riverfront Acquisition Referendum has identified properties along the Indian River which are potential targets for acquisition by the City of Titusville for preservation and improvement. Despite years of environmental degradation and neglect, the Indian River Lagoon shoreline offers valuable assets: a significant amount of undeveloped land, recreational opportunities, historically significant neighborhoods, national destinations such as the Kennedy Space Center, mature tree canopies, and remarkable scenic views. The U.S. 1 Corridor Master Plan presents the City of Titusville with a unique opportunity to reconfigure future development around a valuable natural asset as the Indian River Lagoon. Public leadership, private reinvestment and continued public participation are key elements to revitalize the waterfront and its realization will require increased coordination with several governmental agencies and cooperation with various stakeholders. Based on the community s expressed desires and the physical analysis of the waterfront, the U.S. 1 Corridor Master Plan identifies three overall objectives to address the conditions along the waterfront. 1. Waterfront Vistas: Maintain clear and aesthetically pleasing viewing corridors to the waterfront 2. Waterfront Parks and Trail System: Establish a continuous network of linear parks and open spaces 3. Waterfront Development: Ensure that future development along the Indian River Lagoon is sensitive to the environmental conditions. These themes have guided the analysis of the problems facing the waterfront in the Study Area and also form the foundation for the prioritization of public initiatives for future improvements. Fig 5.1 View of the shoreline from the observation deck at Rotary Park U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 79

5 Waterfront Vistas The community expressed its desire during the public workshops to provide increased visual access to the water s edge as a pivotal element to improve quality of life and economy of the City. The Study Area s aesthetic character depends heavily on the scenic views offered to the Indian River Lagoon and the Kennedy Space Center on the other side of the lagoon from the roadways and neighborhoods. Historically, development patterns and lack of maintenance on the waterfront properties have resulted in fragmented views to the lagoon from the U.S. 1 roadway and the adjoining neighborhoods. The citizen supported Titusville Riverfront Acquisition Referendum and the U.S.1 Corridor Master Plan indicate an emerging consensus within the community to prioritize the preservation of views along the Indian River Lagoon as a high priority. Vistas are important elements that create a unique character and identity to the area s landscape and enhance the overall experience of a place. Waterfront vistas provide a unique opportunity for residents and visitors to enjoy the natural beauty of the Indian River. Public access to the vistas are equally important and can be achieved through a combination of elements such as trails, greenways, waterfront parks, water related recreational uses and public plazas. More detailed studies should be conducted to form the placement and massing of the built environment along the waterfront. Density and design of buildings should not be permitted to create a visual barrier to the waterfront. Accentuate the natural environment of the Indian River Lagoon to provide unobstructed visual access to the shoreline establishing the waterfront as a pedestrian oriented public space Continue with land acquisition program of selected windows through the Riverfront Acquisition Referendum funds. Devise a grant stacking strategy to secure additional funds and purchase land for open space and public use Remove and replace invasive vegetation along the waterfront properties with a palette of native plant species that includes sable palms, slash pines, cabbage palms, magnolias and live oaks Emphasize the importance of view corridors from the roadway during the design phase for the waterfront parks and trail system Devise incentives to encourage property owners and developers to maintain the views of the shoreline through the provision of breezeways and clearing of invasive vegetation Seek to eliminate pollutant discharges and stormwater runoff into the river Preserve the river s riparian buffers along the entire shoreline through the implementation of setback requirements as defined in the design guidelines Promote community awareness initiatives educating individuals about riverfront clean-up activities Create attractive launch viewing areas and kiosks along the waterfront Accelerate cooperative efforts with Brevard County to provide unobstructed views of the shoreline and the Space Center through maintenance and clean-up efforts of County owned undeveloped land and parks as a pilot project Fig 5.2 View of the Indian River Lagoon from Kennedy Point Park U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 80

6 Waterfront Parks and Trail System Before After The Indian River Lagoon s shoreline within the Study Area offers a unique opportunity to serve as the area s environmental and recreation spine with the potential of future linkages to the Downtown and trail systems identified in Greater Titusville Heritage Master Plan and the Brevard Greenways and Trail Master Plan. The Master Plan envisions creating a unifying identity for the entire stretch of riverfront open space in the Study Area which includes a riverfront trail and a linear system of active and passive parks. The plan identifies pivotal connections along the riverfront, focusing on street extensions that can connect the neighborhoods to the waterfront parks. It is the intent of the Master Plan to integrate existing and future private sector development with proposed public realm improvements that forges connection to the City s neighborhoods providing a catalyst for reinvestment throughout the Study Area. The parks and open space network is envisioned to offer a wide range of activities including boat facilities, kayaking, historic cruise stops, picnic areas, shuttle viewing kiosks, observation decks and water related commercial uses. The system will build upon and enhance the existing parks in the Study Area (William. J. Manzo Park, Rotary Park and Kennedy Point Park) connecting them through a trail creating a cohesive system of open spaces along the Indian River Lagoon. Fig 5.3 Before and After, U.S. 1 Waterfront Trail system Use public and private investment to develop an interconnected linear waterfront parks and trail system that enhances the shoreline s aesthetic and environmental character providing increased public access through a diverse range of waterfront experiences. The system is envisioned to introduce recreational and eco-tourism uses that connect the waterfront with the neighborhoods, greenways, parks and regional open space corridors. Fig 5.4 Examples: Lake Hollingworth, Lakeland (Left) Waterfront Park, Chattanooga (Right) Fig 5.5 Examples: Lake Parker Shore, Lakeland (Left) Lakefront Peninsula, Kissimmee (Right) Fig 5.6 Existing Playground, Rotary Park Fig 5.7 County owned undeveloped land, U.S. 1 U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 81

7 Continue to secure additional funding and grants for the waterfront parks and trails system through local, county, state and federal sources Initiate the design phase for the linear parks and trail network along the riverfront. Phase I would include conceptual design and preliminary cost estimates Support capital improvements, when feasible, through supplemental budgets for infrastructure located within the study area Commence discussions with property owners for a pedestrian trail easement, where necessary, along the waterfront and U.S. 1 Corridor. Ensure the connection of isolated parks with a continuous trail and greenway system along the waterfront Coordinate the location of active waterfront recreation areas in the vicinity of neighborhood anchors including the Titusville High School, the mall sites, and historic neighborhoods Connect neighborhoods to the open space system through pedestrian and vehicular street extensions to the riverfront at strategic locations (Harrison Street, Country Club Drive, Olmstead Drive, Knox McRae Drive) Devise an identity for the Indian River Lagoon parks system through established directional and identity signage, marketing and landscaping along the entire riverfront Work with the Florida Inland Navigation District and Brevard County to coordinate parks and trails programming with shoreline restoration and edge improvements for properties that have sea walls, bulkheads or other shoreline structural revetments Coordinate efforts with FDOT to connect the proposed trail system within the existing road rights-of-way in order to maintain a continuous and interconnected pedestrian trail and bicycle network Encourage new developments along the waterfront to incorporate continuation of the trail system as part of the site development Explore opportunities to introduce private water-based transportation (e.g. boats, historic cruises) between waterfront destinations and enhance the waterfront experience attracting residents and visitors to the area. Use environmental restoration and ecological diversity as a theme for tourist marketing strategy Fig 5.8 Potential Trail connection, parking lot between McDonald s and Washington Arms Fig 5.10 City Acquired Property, Harrison Street and U.S. 1 Fig 5.9 Observation Deck, Rotary Park Fig 5.11 Potential Park and Trail Opportunity Fig 5.12 Conceptual Waterfront Park Section: City owned property. U.S.1 and Harrison Street U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 82

8 HOPKINS CONCEPT PLAN FIRST 3RD LEE BREVARD RIVERSIDE GRACE POTENTIAL WATERFRONT IMPROVEMENTS U.S. 1 CORRIDOR MASTER PLAN CITY OF TITUSVILLE, FLORIDA Waterfront Development BAYVIEW HOPKINS ROGER SYCAMORE WASHINGTON PARK RIVERSIDE PINECREST ROOSEVELT JACKSON PELICAN POINT A B C D E F G Selected Acquisition Windows Waterfront Trail Network Redeveloped Tourist Activity Center Upgraded Kennedy Point Park Potential Public Park/Eco-Tourism/Recreation Opportunity Linear Park (City Acquired Property) Upgraded Rotary Park Linear Park Active Park (City Acquired Property) The U.S. 1 Corridor Master Plan has been initiated at a time when many communities throughout the country successfully implemented revitalization plans for their waterfronts over the last two decades, leveraging these assets to increase the economic vitality of their center city neighborhoods. Pittsburgh, St. Louis, Norfolk, Baltimore, Cleveland, Providence and a number of older northern cities have transformed decaying, industrial areas into vibrant recreational, residential and entertainment areas that have completely rejuvenated their cities. In Florida, cities such as Tampa, Orlando, Sanford, Cocoa, Fort Myers, Lakeland and other communities have focused resources on their waterfront areas to create an environment that provides a better quality of life for its citizens through critical public realm improvements to the waterfront that foster private investment opportunities. Promoting a mix of uses will stimulate activity and enhances the customer base for existing businesses, while invigorating the waterfront through increased access and stronger connections to the adjacent neighborhoods. HOPKINS HARRISON ST ALAMANDA HOPKINS AVE BEVERLY ALHAMBRA LADO OJIBWAY G T. COURT WASHINGTON SEMINOLE BERMUDA COUNTRY CLUB DR NARVAEZ AVILEZ CORONADA PINEDO LA PALOMA OLMSTEAD RIO PINEAPPLE BAY BAY TOWERS CONDO SOMERSET CONDOS RIO LAGO CONDOS WILLIAM. J. MANZO PARK F PAUL'S SMOKEHOUSE INDIAN RIVER LAGOON While the waterfront development along the Indian River Lagoon has certainly provided a venue for activities over the years, these tend to be sporadic events such as Kennedy Space Center space launches. In short, it is not a destination that constantly drives significant numbers of residents and tourists to the waterfront. Currently, approximately 90 percent of the Study Area shoreline is privately owned. Public ownership along the riverfront is critical to provide continuous river access to the community and requires a combination of strategies including land acquisition and negotiations with the private sector. The City s Riverfront Acquisition Referendum initiated by the citizens and the City is a critical step forward to increase public ownership along the waterfront. From the initial stages of the planning process, the community has expressed its desire to enhance and preserve the natural environment of the Indian River Lagoon shoreline with an emphasis on improving the aesthetic character of the physical environment and aging structures within the Study Area. In recent years, the vulnerability of the waterfront to high-impact residential developments and the potential threat of decreased public access to the waterfront has been the primary concern for the community. HOPKINS KNOX MCRAE DR MOUNT STERLING PARKER DELESPINE COQUINA JEPSON PRITCHARD MOUNT VERNON MAPLE WASHINGTON E D C WASHINGTON ARMS ROTARY PARK The relationship between private development and public realm improvements is an integral component of the success in implementing the vision of the U.S. 1 Corridor Master Plan. Because the public and private sectors bring different resources and capabilities to bear on projects, which fulfill the objectives of the Master Plan, efforts should be undertaken to encourage cooperation and collaboration. Public capital investment projects identified in the Master Plan include streetscape improvements, continuous and interconnected riverfront parks and trail system, and continued extension of the pedestrian environment. ACORN BIRCH WILLOW SR 50 (CHENEY HWY) US 1 WASHINGTON KENNEDY POINT CONDOS B RIVEREDGE KENNEDY POINT PARK A HOLIDAY INN 0 1,000 2,000 Feet Fig 5.13 Proposed Waterfront Development The intent of the Master Plan is to make timely changes to the waterfront that will best benefit the current user needs by allowing the current uses to take place in an upgraded environment. The Master Plan identifies several specific short-term and long-term opportunities to create attractive commercial, residential and recreational riverfront activities that support the economic health of the City and the quality of the natural environment. The plan looks at the development of recreational amenities surrounding Indian River Lagoon, including trails, bikeways, and water based activities to encourage new investment throughout the Study Area. The Master Plan proposes a series of modifications and new uses for undeveloped properties along the waterfront to create an accessible open space system that supports the ecological restoration of the shoreline. Pedestrian access along the waterfront will be assisted by the waterfront parks and trail system and linkages will be created, where possible, to primary activity centers along the west side of U.S. 1 U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 83

9 Redevelop the waterfront as a destination offering uses and activities that promote public access to the Indian River Lagoon while ensuring low-impact development practices along the waterfront to create a clean and protected shoreline. Guide public and private development to achieve a level of consistency in the treatment of the shoreline and right-of-way design. Somerset Condominiums. U.S. 1 Corridor Conceptual Rendering, Boardwalk Rio Lago Condominiums, U,.S. 1 Corridor Space View Park, Downtown Titusville Continue with active land acquisition strategies to increase public ownership of undeveloped and underutilized land along the waterfront Devise a grant stacking strategy to secure additional monies for riverfront acquisition and public realm improvements along the waterfront (Refer to Funding Sources, Appendix A,pg.107) Establish a Riverfront Acquisition Trust Fund to receive contributions as part of a performance incentive program for height increases at strategic locations or to receive funds from private and corporate benefactors. Investigate opportunities to provide shared public and private waterfront parking facilities during launches and special events Capitalize on the Study Area s existing landscaping, topography and environmental assets to maintain view corridors and breezeways in all new development Provide regulations and incentives for new development that preserve existing view corridors and build on opportunities to create new vistas Work with the private sector to include public realm improvements and pedestrian connections to the waterfront when major properties are developed or redeveloped within the Study Area Improve pedestrian access to the waterfront through traffic calming techniques along U.S. 1 including elevated pedestrian crosswalks, brick pavers at major intersections, well-defined signage Adopt architectural and urban design guidelines as part of the Land Development Regulations to encourage high quality and environmentally sensitive development Develop performance incentives to encourage developers to include improvements within the site development program including, but not limited to, incorporate regional stormwater retention on-site and maintain breezeways and view corridors to the river, develop and provide public access to the waterfront trail system Discourage non-water related commercial uses along the waterfront in the future such as convenience stores, fast food restaurants, gas stations and other high traffic generating uses Research incentives and regulations that encourage developers to invest in the Riverfront Land Acquisition Trust Fund in exchange of height additions on the west side of U.S. 1 Encourage the private sector to develop environmentally sensitive designs, green buildings and riparian buffers from the shoreline to preserve natural habitats. The City should work with the U.S. Green Building Council and the private sector to encourage green building practices U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 84

10 Neighborhood Conservation Before After The U.S.1 Corridor Study Area contains four neighborhoods: Riverside Drive Historic Neighborhood, Bougainvillea and Riverview Terrace Neighborhood, Indian River Shores and Palm Court Neighborhood, Indian River City and Delespine Court Neighborhood. There is a high degree of diversity and a vast range of property conditions within each neighborhood. The Riverside Drive and the Indian River City Neighborhoods contain many of the historic buildings in the area listed on the Florida Master Site File. The Master Plan supports the restoration and preservation of the historic structures through increased community participation and developing a sense of identity for the neighborhoods. Both the neighborhoods have a higher proportion of well-maintained properties with superior architectural character and active neighborhood representatives and social assets, that should be builton to bring about positive changes in the entire Study Area. Although, each neighborhood has unique assets and issues, there are some general issues in all the residential areas. These include increasing commercial encroachment, lack of identity, high renter-occupied housing stock (44 per cent compared to 26 percent for the City) and lack of pedestrian connectivity between the different neighborhoods. Fig 5.14 Before and After, Mt. Vernon Street The efforts to develop the waterfront and improving the quality of life should be supported by a harmonizing effort to revitalize and preserve existing neighborhoods. Some areas within these neighborhoods have significant assets such as mature tree canopies, historic buildings and well-maintained sidewalks. However, most of the neighborhoods have witnessed a decline in investment, both public and private, over the years. It is important to ensure that the benefits of the waterfront are extended and shared by existing neighborhoods and residents. By promoting improvements to the waterfront and the existing neighborhoods, the area s overall investment image is expected to improve and serve as a foundation for new investment and development of single-family owner occupied housing. Fig 5.15 Existing Residential Character: Indian River City Neighborhood The Master Plan proposes facilitating improvements in the neighborhoods based on information obtained through neighborhood planning exercises. The Indian River City Historic Neighborhood Committee has initiated neighborhood meetings to gather input from residents and have expressed an interest to develop a Neighborhood Plan for the Indian River City neighborhood (Refer to Appendix B, pg. 131, for the goals created by the Committee). Residents specific needs may include new sidewalks, street lighting, tree planting, landscaped buffers, low impact cottage commercial uses along the primary corridors, street extensions into the waterfront, and improved pedestrian environment. The neighborhoods should be well connected to the waterfront parks and trail system through well-defined access points and pedestrian linkages across the U.S 1 roadway. Preserve and strengthen the existing neighborhood character as a foundation for attracting new investment in owner occupied residential development. Connect the neighborhoods to the Indian River Lagoon, the waterfront parks and the mall sites establishing an interconnected pedestrian circulation system. Fig 5.16 Historic Buildings Indian River City Neighborhood (Left) Riverside Historic Neighborhood (Right) U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 85

11 Before Fig 5.18 Before and After, Neighborhood Gateway Fig 5.17 Before and After, Neighborhood Improvements Before After After Conduct neighborhood planning exercises with neighborhood representatives to determine the specific needs of each neighborhood and develop small area plans for the residential neighborhoods in the Study Area Preserve and restore the historic buildings and neighborhoods and build on the existing assets within the neighborhoods such as the mature tree canopies, pedestrian environment and active neighborhood associations as evident in the Indian River City neighborhood Link the neighborhoods with existing and proposed waterfront parks system, redeveloped mall sites and other neighborhoods through well-defined street extensions into the waterfront (Olmstead Drive, Knox McRae Drive, Harrison Street, Narvaez Drive and SR 50) Construct neighborhood gateways with appropriate landscaping and identity signage announcing the entrance to each of the four neighborhoods at identified primary entry points (Refer to Gateways, pg.93) Adopt established design guidelines and architectural standards for building renovations and infill development as part of the Land Development Regulations following the recommendations of the neighborhood planning exercises Institute a Residential Improvement Program to encourage restoration of the historic neighborhoods utilizing a combination of state and federally funded housing programs Protect the neighborhood edges from intensive commercial encroachment encouraging transitional commercial uses as buffer uses separating the residential areas from the industrial oriented uses along Hopkins Avenue and intensive commercial uses along U.S. 1 Require landscape buffering requirements for new commercial development investigate the potential for instituting an amortization process for buffering requirements if a change of ownership or land use occurs Consider the provision of flexible development standards in future zoning code revisions for minimum lot sizes to enable development of smaller owner-occupied single family residential lots Consider the inclusion of floor area ratio and maximum lot coverage ratios together to ensure that the scale of rebuilt residential properties harmonizes with surrounding residences Identify opportunities to develop pocket parks through acquisition of privately owned vacant, dilapidated or uninhabitable structures (intersection of Cortez and Seminole, Mt. Vernon and Oleander, Mt. Vernon and Acorn) Incorporate streetscape improvements on neighborhood streets including, but not limited to, street lighting, sidewalks, trees, landscaping and burial of utilities as determined by the residents during the neighborhood planning exercises Support and encourage neighborhood associations and committees to guide the revitalization effort Establish a historic walking tour in cooperation with neighborhood representatives to generate community awareness and identity for the neighborhoods Maintain and enhance the waterfront vistas from neighborhood streets Work with neighborhood organizations to devise incentives and funding strategies for proposed neighborhood improvements. This could come in the form of local matching grants for homeowner contributions toward specified projects, neighborhood special assessment districts or in-kind matches for public services such as increased code enforcement. U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 86

12 SEVILLE CONCEPT PLAN HOPKINS JACKSON JACKSON WASHINGTON Miracle City Mall: Mixed-Use Development HAMILTON HARRISON Fig 5.19 (A) Existing Miracle City Mall Aerial View The Miracle City Mall, built in 1969, covers an area of approximately acres with defined access points from U.S. 1 to the east, Narvaez Drive to the south and Hopkins Avenue to the west. The presence of Searstown Mall in close proximity, development of new malls regionally, and the building s antiquated development has impacted consumer traffic to the Miracle City Mall. During the public workshops, the community identified the existing mall structures as impediments to the successful economic development of the area. The current owners of the Miracle City Mall have indicated an interest in redeveloping the site as a mixed use project. The redevelopment of the mall presents a unique opportunity for the City to consolidate and create a mix of retail, commercial and residential uses that will complement rather than compete with the future redevelopment of the Searstown Mall site. Fig 5.19 (B) Conceptual Site Plan: Miracle City Mall The decline of older malls in city centers is attributed to several factors such as changes in consumer behavior, increased competition from suburban malls, and decline in retail sector nationwide. Winter Park Village in Winter Park, Florida (Fig. 5.19) and Villa Italia Mall in Lakewood, Colorado are examples of redeveloped mall sites as mixed-uses that has triggered reinvestment within the community. The redevelopment of the mall site ultimately depends on the financial feasibility of the project and proposed improvements by the developer. The Master Plan recommends a mixed use residential project centered on an urban plaza facilitating public realm improvements as an integral part of the site development. The uses supported on the redeveloped site include residential development with ground level specialty retail stores, Class A offices, destination restaurants and street cafes. This project provides the City an opportunity to address stormwater management issues in the Study Area. The redevelopment of this site will remove acres of impervious surface area, enable a regional treatment facility and the removal of a direct outfall into the Indian River Lagoon. To facilitate neighborhood connections, the site plan should incorporate the possibility of providing local street connections and neighborhood connections through the site. This project could also enable substantial streetscape improvements along U.S. 1, Harrison Street, and Hopkins Avenue. A gateway treatment at the intersection of U.S. 1 and Harrison street would provide safe pedestrian connection to future activities at the riverfront site recently purchased through the City s Riverfront Acquisition program. Redevelop the Miracle City mall site as a catalyst mixed-use project that promotes high quality development incorporating improvements to the public realm as part of the site development program. Fig 5.19 (C) Winter Park Village, Winter Park, Florida Source: Dover Kohl and Associates U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 87

13 Before After Fig 5.20 Harrison Street and U.S. 1:Miracle City Mall site Gateway and Public Improvements Work with the developer to incorporate public realm improvements and create a financing structure to ensure that the community s desired vision for the future character of the area is fulfilled Encourage a mix of uses including residential, specialty retail, destination restaurants, urban plaza etc. are an integral component of the development Develop regulations and performance incentives that assure a reasonable return on the developer s investment but not at the expense of the community s expressed desire for the activities and character in the area Capitalize on the new development to connect neighborhoods through the extension of the street grid through the site Address stormwater runoff within the region as well as on-site development Ensure that the desired architectural and urban design guidelines are adopted as part of the Land Development Regulations while negotiating with the developer Explore the potential for connecting future water related activities at the recently acquired city owned property along the riverfront (southeast corner of Harrison Avenue and U.S. 1) with the Miracle City Mall redevelopment Examine the feasibility of creating a site specific, time limited Community Redevelopment Agency for the Miracle City Mall redevelopment project. The resources generated from the fund could be used for continuation of public realm improvements within the defined area. Support rezoning the property from Regional Commercial to a mixed use district Fig 5.21 U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 88

14 CORTEZ CORTEZ SANCHEZ CONCEPT PLAN BERMUDA BERMUDA Searstown Mall: Regional Commercial Center COUNTRY CLUB COUNTRY CLUB NARVAEZ AVILEZ NARVAEZ Fig 5.22 (A) Existing Searstown Mall: Aerial View AVILEZ Slightly smaller in size than the Miracle City mall, the Searstown Mall was the first of the two malls constructed during the development boom experienced in Titusville around the late 1960s, following the establishment of the Kennedy Space Center just across the Indian River Lagoon. The Searstown Mall property currently accommodates a ten screen movie theater and retail stores serving the residents of Titusville. The Searstown Mall, located between U.S. 1 and Hopkins Avenue, has in recent years experienced positive investment activity with most of the retail spaces leased out indicating a potential market for a regional commercial center. The existing site configuration, aging building conditions, lack of aesthetic value and architectural character, excessive impervious surface, and lack of landscaping are some of the concerns that have rendered the site as a physical barrier impacting the investment image in the Study Area. Based on the recommendations presented in the market overview and economic positioning strategy (Appendix D), the Master Plan proposes retaining the Searstown Mall as a regional commercial center. The site, if redeveloped, should be reconfigured centered on a new public green with consolidation of commercial anchors currently accommodated on the two mall sites. The key development concepts on this site include a mix of traditional department store anchors, revamped theaters, specialty shops and destination restaurants. The redevelopment of the Searstown Mall site presents an opportunity for the City to pursue public realm improvements through negotiations with the developer and extension of north-south local streets (Sanchez Street and Cortez Street) to facilitate neighborhood connectivity. Redevelopment of mall sites has proven to be a success in several cities across the nation and the State of Florida. Fig 5.22 (B) Conceptual Redevelopment Plan: Searstown Mall Encourage the developer to devise a site program that includes a combination of anchors such as major retailers, improved movie theaters, public open space, streetscape improvements, landscaping and rear/side parking lots Emphasize the importance of adhering to the established architectural and design guidelines including maintaining a historic connection, buffering from residential uses through landscaping, reduction of impervious surface and on-site stormwater retention Examine the feasibility of creating a site specific, time limited Community Redevelopment Agency for the Miracle City Mall redevelopment project. The resources generated from the fund would be used for continuation of public realm improvements within the defined area. The redevelopment of the Searstown Mall ultimately rests on the market conditions and the developer s proforma market analysis for the project. Similar to the Miracle City Mall redevelopment project, opportunities for significant public improvements are presented through the redevelopment of Searstown Mall. For this reason, cities have sometimes used incentives such as a reduction in taxes, permitting fees and licenses for redevelopment projects. When developed, the City should work with the owner/ developer to devise incentives and negotiate with the developer to pursue public realm improvements such as streetscape improvements along the public rights-of-way surrounding the site, on-site regional stormwater retention areas, and extension of street grid to connect neighborhoods. Redevelop the Searstown Mall site as a regional commercial center serving the needs of the community and incorporating improvements to the public realm as an integral component of the site development program U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 89

15 Before After Fig 5.23 Before and After, U.S.1 Streetscape Improvements U.S. 1 Highway Improvements The U.S. 1 Highway serves the City of Titusville and the Study Area as a primary commercial thoroughfare, serving as the City s gateway from the south. The roadway is perceived as a physical barrier preventing neighborhood connectivity to the waterfront. As discussed in the Analysis section (pg.42), the development pattern along the west side of the corridor supports a mix of uses including residential, shopping malls, fast food chains, retail stores, restaurants, institutions and offices. The east side of the U.S. 1 Highway provides access to a mix of uses oriented towards the waterfront such as condominiums, townhouses, restaurants, public parks, single family residential and other uses. Development to the east side of U.S. 1 is addressed as part of the waterfront development because of its proximity to the shoreline and environmental regulations that should be considered for desired ecologically sensitive future development. Existing tree canopy and streetscape elements soften the negative features of the urban environment and provide an opportunity to establish a quality pedestrian atmosphere, which translates into increased economic activity and higher real estate values. The Master Plan recommends an overall streetscape improvement program along the primary and secondary roadways in the redevelopment area. Streetscapes on these roadways are designed to soften the appearance of older physically declining areas and provide visual continuity and improved pedestrian connection for the various activity centers described in the Plan. FDOT and the City have recently improved the conditions along the west side of the corridor including upgraded sidewalks and center median landscaping. The Master Plan recommends building on these improvements and the opportunities presented by the redevelopment of the mall sites, and the proposed waterfront trails and parks master plan to create a pedestrian oriented, aesthetically attractive environment. The proposed improvements along the west side of the corridor include well-defined bike paths, wider sidewalks and/or planting strip, brick pavers at major intersections, installing gateway treatments at primary intersections, and driveway consolidation on a parcel-by-parcel basis as the uses change or individual parcels are redeveloped. The improvements to the east side of U.S. 1 should be considered in conjunction with the proposed pedestrian trail and linear parks system. The redesign of the U.S. 1 Corridor will create a more pedestrian friendly roadway, improved connections to the waterfront from key activity centers, and a more attractive and well-shaded streetscape. The proposed changes for the U.S. 1 Corridor represent a long-term vision that will require many phases as funding and opportunities present themselves. Specifically, the redevelopment of the mall sites would act as a catalyst to pursue streetscape and gateway improvements along the blocks defining these sites. Invest in improvements to the U.S.1 corridor that will integrate the existing development pattern with the aesthetic and functional framework of the neighborhoods retaining the economic benefits of the commercial uses and enhancing the investment image of the corridor through additional improvements that promote a pedestrian friendly environment and increased visibility to the waterfront U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 90

16 Before Fig 5.24 Before and After, U.S.1 and Grace Street After Initiate physical improvements to the existing streetscape in conjunction with proposed projects within the Master Plan including the redevelopment of the mall sites, waterfront parks and trail system, and Titusville High School Adopt design guidelines and architectural standards for the Commercial Corridor District discussed in the Design Guidelines of the Master Plan Research incentives and devise strategies to encourage the private sector to redevelop vacant and dilapidated properties fronting the west edge of the U.S. 1 corridor Provide business owners and developers with incentives such as tax breaks to upgrade existing properties and/or redevelop properties in order to maintain control of the architectural and design character of infill development Create gateways at primary intersections to define the Study Area s character and identity (Grace Street, Harrison Avenue, Country Club Drive, Knox Mc Rae and SR 50) Work with the Titusville Chamber of Commerce and the Space Coast Economic Development Council to identify key business owners that can assist with the redevelopment efforts along the corridor and developing a marketing strategy for the corridor Work with Florida Power and Light to estimate the cost of placing utilities underground along the entire length of the corridor as a long-term goal Initiate discussion with the School Board to improve the aesthetic character of the U.S.1 frontage along Titusville High School and the intersection of Terrier Street and U.S. 1 Develop regulations and incentives for commercial signage improvements Devise incentives and regulations to introduce landscaped buffers to reduce the impact of automotive uses located along U.S. 1 near the northern extent of the Study Area and between incompatible uses in the Study Area Fig 5.25 Recent Improvements: U.S. 1 Highway Fig 5.26 Traffic Congestion during Space Shuttle Launch, U.S. 1 Highway U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 91

17 Before After Hopkins Avenue Hopkins Avenue serves as the City s secondary commercial corridor providing retail and service infrastructure for the community. The retail development along Hopkins Avenue is typical of an aging strip commercial orientation with excessive curb-cuts, lack of architectural character, narrow sidewalks, and absence of consistent street trees in most sections of the roadway. The typical lot depth along Hopkins Avenue is 110 feet with the FEC Railroad running parallel to the rear edge of the properties along this twolane roadway. These issues combined together, create an unattractive physical environment that is not conducive to pedestrian circulation. Fig 5.27 Before and After, Hopkins Avenue The potential for redevelopment of the Miracle City Mall and the Searstown Mall provides an opportunity for the reconfiguration of these sites, which will act as a catalyst for the proposed improvements along Hopkins Avenue. Mature tree canopies and a mix of residential and institutional uses (St. Teresa s Church, Titusville Public Library and Titusville High School) characterize the physical character of Hopkins Avenue, between the northern edge of Miracle City Mall and Titusville High School. Building on these elements, the Master Plan recommends instituting streetscape improvements to soften the harsh character of the roadway. The proposed streetscape improvements along Hopkins Avenue include widening the existing sidewalk network, tree planting, median landscaping and traffic calming treatments to encourage pedestrian activity. The Master Plan also recommends establishing a Cottage Commercial Overlay District along the east edge of Hopkins Avenue from SR 50 to Country Club Drive as a strategy to limit encroachment of intensive commercial uses into residential areas. The intent of the Master Plan is to sustain the long term viability of the businesses while buffering views of the harsh physical conditions of properties along the roadway. Transform the visual character of Hopkins Avenue to better integrate the commercial establishments and the neighborhoods at a scale that is pedestrian friendly and compatible with the residential character of the adjoining areas Fig 5.28 Existing Tree Canopy Hopkins Avenue Capitalize on the opportunity presented by the redevelopment of the mall sites to improve the physical conditions of the street sections along Hopkins Avenue. These improvements could be part of the development agreement and could incorporate streetscape elements such as wider sidewalks, trees, landscaped medians and street furniture (trash receptacles, benches) Address pedestrian safety issues along Hopkins Avenue through traffic calming measures and landscaping (median landscaping, wider sidewalks, pedestrian islands) Install commercial gateways at primary intersections (SR 50) and neighborhood gateways (Knox McRae Drive, Jackson Street, Court Street, Olmstead Drive) to emphasize the entry into the neighborhoods from Hopkins Avenue Establish a Commercial Façade Improvement Program utilizing funding sources including CDBG and Special Assessment Districts Employ the proposed design standards to reduce vehicular and pedestrian conflicts along the entire length of the corridor. Some of the design principles include providing shared access to businesses where possible with rear or side parking, adequate buffer between incompatible uses and improved signage guidelines. Build on the assets along the corridor such as the existing tree canopies north of Jackson Street and the presence of institutions (St. Teresa s Church, Titusville High School, Titusville Public Library) Continue with the planned improvements for the railroad crossing at Knox McRae and Hopkins Avenue and combine proposed gateway treatment at Knox McRae and Hopkins Avenue with the intersection improvements Provide business owners with incentives to upgrade and maintain the aesthetic character of commercial establishments U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 92

18 Gateways Gateways are visual landmarks that reinforce the entrance into a geographic area employing a combination of elements such as landscaping, change in paving material, signage and/or structures. The Master Plan identifies several opportunities for gateways in the U.S. 1 Corridor Study Area, that will establish a coherent identity for the neighborhoods and the primary commercial corridors. These opportunities include primary gateways at the following locations: U.S. 1 and Grace Street (Study Area Gateway) U.S. 1 and SR 50 (Southern Gateway) U.S. 1 and Harrison Street Titusville High School and Riverside Drive Gateway The neighborhood gateways (secondary gateways) emphasize the unique aspects of the historic neighborhoods and distinct areas within the Study Area boundaries. The Master Plan identifies the following secondary neighborhood gateways in the Study Area: Fig 5.29 Before and After, Titusville High School and Riverside Drive Gateway Intersection of U.S. 1 with Court Street, Olmstead Drive, Knox McRae Drive and Jackson Street Intersection of Hopkins Avenue with SR 50, Knox McRae Drive, Country Club Drive and Jackson Street Establish gateways at prime intersections to create a sense of arrival and neighborhood identity creating a consistent approach in the treatment of public space. Fig 5.30 Typical Gateway Treatment Kissimmee Downtown (Left); Saratoga Pines (Right) Install a combination of streetscape elements including signature trees (Medjool palms, Washington palms), landscaped sidewalk edges, brick paved or colored concrete paving, and directional signage Prioritize gateway treatments with other planned improvements and redevelopment projects Bury utilities underground during new construction where feasible to provide safe pedestrian access and improved visual access Ensure that a coherent design is adopted for the proposed gateways with an integrated landscaping and unified signage theme U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 93

19 Southern Gateway: Mixed-Use Development The southern extent of the U.S.1 Corridor Study Area presents an unparalleled opportunity to develop a mix of uses to attract new residents and visitors. The area consists of a 32 acre tract of undeveloped land west of U.S. 1 under single ownership, the Kennedy Point Marina, the Kennedy Point Park and a hotel (Holiday Inn). Building on the area s strategic location, south of the intersection at U.S.1 and SR 50, its vicinity to the shoreline and potential to provide vistas from the roadway, the Master Plan seeks to maximize the tourist development and gateway opportunities of several parcels as a unified development. The long-term development of this area is envisioned as a unique mixed-use activity center comprising of residential, office, hospitality, restaurants, recreational facilities, public spaces, launch viewing areas and a marina. These changes will provide enhanced versatility, economic strength, and visual character in an area with strong development potential. As an anchor for the city, the new South Titusville will act as an entryway for travelers driving north on U.S. 1. The vision was developed with input and cooperation of the community, affected property owners and other stakeholders. The large parcel located west of U.S. 1 in the area is envisioned as a mixed-use condominium development. The Plan also recommends including, as part of the development negotiations, regional stormwater retention and treatment pond on-site, public realm improvements along U.S. 1, enhanced pedestrian access to the proposed waterfront facilities, expansion of existing forest cover west of U.S. 1. The proposed site is one of the three identified in the Master Plan as strategic locations that are suited to intensified residential development along the west edge of U.S. 1. Along the shoreline, other proposed private sector improvements include waterfront restaurants, hotel, historical cruise service, and public/private shared parking facilities. The public realm improvements include the trailhead for the proposed waterfront parks and trail system, restoration of the Kennedy Point Park including picnic areas and enhanced views to the Kennedy Space Center. The long-term public realm improvements include introducing boat docks, public marina, and historic cruise, and kayaking. The proposed initiatives would require increased coordination between the City and the private sector. Develop the area as a mixed-use tourist attraction that enhances public access to the waterfront and emphasizes the importance of the Indian River Lagoon as an environmental and recreational asset. Fig 5.31 Conceptual Plan: Southern Gateway U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 94

20 Work with the private sector to develop a unified site plan for the area that includes public realm improvements including streetscape improvements, regional stormwater retention facility on-site, public/ private marina as part of the site development program The City should devise incentives to attract private sector investment in the development of the site as a tourist activity center that will contribute to the area s economic vitality in the long term. The City should examine the feasibility of strategies such as performance incentives and transfer of development rights Support rezoning the property located west of U.S. 1 from Regional Commercial to a mixed use district Cooperate with the Titusville Chamber of Commerce, Economic Development Commission of Florida s Space Coast and Brevard County Tourism Development Office to devise marketing strategies that promote water activities and shoreline access as a tourism attraction strategy and not just the space industry Pursue restoration and clean-up of the shoreline in cooperation with the St. Johns Water Management District, the county and the private sector Encourage the private sector to develop environmentally sensitive designs, green buildings and riparian buffers from the shoreline to preserve natural habitats. The City should work with the U.S. Green Building Council and the private sector to encourage green building practices Fig 5.32 Existing Conditions: Southern Gateway U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 95

21 Fig Conceptual Site Plan: Titusville High School and Riverside Drive Titusville High School Titusville High School is located along the west edge of U.S.1 and has served as a longstanding institution for the residents of Titusville. The aesthetic character of the High School campus from the roadway is unattractive and lacks a sense of identity. The lack of pedestrian environment, vacant buildings and chain link fencing fronting the school property are some of the issues that have impacted the physical environment in the area. The school is located directly across from one of the selected windows for riverfront acquisition along Riverside Drive. The Riverside Drive Historic neighborhood contains several older buildings representative of the cultural heritage of Titusville. The area s strategic location serves as a natural gateway to the waterfront, the High School and the historic homes along Riverside Drive. The City has already initiated discussions with the School Board to explore potential opportunities for improving the existing conditions including landscaping and visual improvements. Work with the School Board to integrate proposed enhancements to the Titusville High School with improvements to U.S. 1 Continue discussions with the School Board to address existing issues including streetscape improvements, physical appearance of the school fencing, stormwater runoff and spillover parking Research incentives and develop guidelines to facilitate the redevelopment of vacant properties located in the area by the private sector Actively pursue land acquisition strategies along the waterfront to improve public access and view corridors along the waterfront Work with the neighborhood representatives to restore and preserve the historic character of Riverside Historic neighborhood Construct entryway features at the intersection of U.S.1 with Riverside Drive and Terrier Street including wider sidewalks, landscaping, paved crosswalks, and directional signage U.S. 1 CORRIDOR MASTER PLAN, CITY OF TITUSVILLE, FLORIDA 96