THE CATHEDRAL DISTRICT MASTER PLAN October 20, 2017
Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group ACKNOWLEDGMENTS
CATHEDRAL DISTRICT-JAX, INC. Ginny Myrick, Project Director
ST. JOHN’S CATHEDRAL Very Rev. Kate Moorehead, Dean
MT. ZION AFRICAN METHODIST EPISCOPAL CHURCH Rev. Pearce Ewing, Sr.
BASILICA OF THE IMMACULATE CONCEPTION Very Rev. Edward Murphy
FIRST UNITED METHODIST CHURCH Pastor Tony Chance
FIRST PRESBYTERIAN CHURCH Dr. Robert Morris, Jr., Senior Minister
ii THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group CONTENTS
EXECUTIVE SUMMARY...... 1 REVITALIZATION STRATEGY: Context...... 2 DISTRICT FRAMEWORK AND CONCEPTS...... 21 Process and Goals...... 2 Master Plan Framework...... 22 Strengths...... 3 Proposed Land Use...... 23 Challenges...... 3 Open Space...... 26 Revitalization Strategy...... 3 Public Art Plan...... 28 Transportation...... 30 ANALYSIS...... 5 Street Sections...... 32 City Context...... 6 Project Priorities and Phasing...... 35 Neighborhood Context...... 7 Previous Plans...... 8 REVITALIZATION STRATEGY: Existing Land Use...... 9 REDEVELOPMENT SCENARIOS...... 37 Vacant and Occupied Land...... 10 Figure/Ground Comparison...... 39 Parking Lots...... 11 Scenario 1a...... 40 Figure/Ground and Urban Design...... 12 Scenario 1b...... 42 Historic Buildings...... 13 Scenario 2...... 44 Open Space...... 14 Scenario 3...... 48
REVITALIZATION STRATEGY: REVITALIZATION STRATEGY: CATHEDRAL DISTRICT CONCEPT AND IDENTITY...... 17 IMPLEMENTATION...... 53 An Ecumenical Model for Neighborhood Revitalization...... 18 Next Steps...... 54 Exploring Themes...... 19 Implementation Matrix...... 55 Logo...... 19
MASTER PLAN iii Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group iv THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Source: Daniel Vorndran; CC BY-SA
EXECUTIVE SUMMARY
MASTER PLAN 1 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group EXECUTIVE SUMMARY CONTEXT PROCESS AND GOALS The Cathedral District encompasses Although named after St. John’s Cathedral, In addition to meeting with representatives approximately 118 acres in downtown the District contains five congregations with from the neighborhood churches, the Jacksonville. It is named after St. John’s beautiful and historic churches: consultant team also met with following Cathedral, which sits at the center of • Mount Zion A.M.E. Church people and organizations to gather input: the District atop Billy Goat Hill, the State St • Basilica of the Immaculate Conception • Sherry Magill, President – Jessie Ball highest point in the City of Jacksonville. duPont Fund While the Cathedral District has many Union St • First United Methodist Church remaining architectural masterpieces • Kerri Stewart, (former) Chief of Staff – Historic Mt Zion • St. John’s Episcopal Cathedral Office of the Mayor – from religious and civic buildings to AME Church Beaver St Matthews Expy • First Presbyterian Church commercial buildings and houses – this CHURCH • Lori Boyer, (former) Council President once-vibrant neighborhood has experienced DISTRICT These five churches met to discuss the – Jacksonville City Council disinvestment and is now equally Ashley St CATHEDRAL DISTRICT neighborhood, their needs, and their • Aundra Wallace, CEO – Downtown characterized by parking lots, dangerous Basilica of the overlapping missions. An ecumenical vision Investment Authority one-way streets, very few homes, and an Church St Immaculate has emerged with the following goals: excess of social services. Conception St John’s • Jacob Gordon, CEO – Downtown Cathedral STADIUM • Bring diverse denominations together Vision, Inc. Duval St DISTRICT First United to work towards the common goal of • Michael Berry, Secretary, Parks at the Methodist Church neighborhood revitalization. Commodore Point Expy Cathedral HOA Monroe St First Presbyterian • Revitalize the Cathedral District so that • Michael Balanky, Principal, Chase Church St Catherine it becomes a desirable place to live. Properties CATHEDRAL Adams St St Washington DISTRICT • Provide opportunities for congregants to • Jack Meeks and JoAnn Tredennick, not only serve in this neighborhood, but Elena Flats, LLC Main St
Forsyth St St Ocean INSTITUTIONAL
Market St Market also live there. DOWNTOWN St Liberty Newnan St Newnan DISTRICT • Terri Barton, CEO, Aging True JACKSONVILLE CENTRAL • Create a safe and pleasant environment. CIVIC RIVERFRONT CORE DISTRICT • Explore how the revitalization process can aid in creating financial support ST. JOHNS opportunities for the churches and their RIVER Cathedral District: Location, Boundary, and Churches missions.
Source: Ebyabe; CC BY-SA Source: Sandy Sullivan; CC BY-ND Source: Daniel Vorndran; CC BY-SA Source: Daniel Vorndran; CC BY-SA Source: bubba73; CC BY-SA
Mt. Zion African Methodist Episcopal Basilica of the Immaculate Conception First United Methodist Church St. John’s Cathedral First Presbyterian Church
2 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group STRENGTHS CHALLENGES REVITALIZATION STRATEGY Located in the heart of downtown While the neighborhood has many strengths The framework of the physical Master Plan Jacksonville, the Cathedral District is well- and great opportunities, revitalization is Gateway is organized around the following ideas: Intersections positioned and ready to thrive again. The not without difficulty. The following are 1. Create a residential core. neighborhood’s many strengths include: challenges facing the Cathedral District: Mixed-Use Retail Street 2. Make improved connections to • Churches. These architectural • Streets. Fast moving, one-way streets New Parks and surrounding neighborhoods and Green Space landmarks are symbols of permanence are dangerous and hostile to a pleasant P existing resources. and service in the neighborhood. Their pedestrian experience. Additionally, 3. Create a mixed-use neighborhood- commitment and devotion to the most street faces are made up of parking Residential Core Two-way Street success of the city is exemplary. lots, not buildings. Conversions serving retail street. • Committed Leadership. Successful • Parking. There is a large demand for 4. Create safe and friendly walkable, Gateway P projects require strong support and weekend parking, but parking lots sit Intersections bikeable streets. Convert one-way advocacy. The ecumenical vision of the empty during the week and detract streets to two-way, improve crosswalks, Connect to churches and congregations working from the vitality of neighborhood. So and replace parking lots with buildings. Civic Core School together provides this. much land dedicated to parking makes Improved pedestrian experience, slow redevelopment and revitalization is Gateway traffic, and increased safety is beneficial • Proximity to Jobs and Intersections P difficult. to all users, especially the senior Entertainment. It is adjacent to the residents in the neighborhood. Stadium District, Riverfront District, the • Concentration of Services. The Connect to Elbow Civic Core, and “the Elbow”, downtown neighborhood is home to the Sulzbacher and River 5. Add open space. Parks should Jacksonville’s emerging entertainment Center and many other private and be differentiated in design and destination. public social services. programmed to attract a range of users. Master Plan Diagram • Civics, Arts, and Culture. A short • Proximity to Correctional Facilities. 6. Create religious public art program. walk away from Hemming Plaza, the The Jacksonville Jail and Community 7. Attract a charter school. Jacksonville Public Library, the Museum Transition Center are adjacent to or in 8. Develop a parking strategy. of Contemporary Art, and the St. the neighborhood. Along with these uses Redevelopment of parking lots in Johns River, the Cathedral District is is a concentration of bail bond agents ways that support the churches is key perfectly situated to be one of the great and attorneys’ offices. for neighborhood revitalization. By downtown neighborhoods. • Perception. The Cathedral District redeveloping land, churches may be able • Transportation. Close to Downtown, serves a disproportionately large number to create revenue streams that support served by multiple city bus routes, of people experiencing transience and their missions. Explore partnering within walking distance of the Skyway, homelessness, making many visitors with the City to build a garage(s). and traversed by multiple major uncomfortable. Crime statistics suggest For example, churches might lease thoroughfares, it is a convenient location fears are unfounded, but the perception spaces from a City garage to help pay to live no matter where you need to go remains an issue for many. for the financing and free up land for in Jacksonville. development. To love one’s neighbor and to care for the • Urban Fabric. The existing grid of vulnerable is a paramount mission of the interconnected streets is ready, with faith communities in the Cathedral District. a few tweaks, to be revitalized with The goal, then, is to find ways to care buildings and people. for each other that are better integrated • Attainable Housing. The Cathedral within the neighborhood. Along with this, District provides a unique character introducing new development and residents and is less expensive than waterfront can provide a healthy balance to the towers while still offering convenience to District. downtown amenities. Residential Street Neighborhood-Serving Retail Street Activated Public Open Space
MASTER PLAN 3 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group 4 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Source: Daniel Vorndran; CC BY-SA
ANALYSIS
MASTER PLAN 5 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group ANALYSIS CITY CONTEXT 21st St The Cathedral District is located in the center of downtown Jacksonville, between the Central Civic Core, The Riverfront, and the Stadium districts.
It is surrounded on all sides by major transportation routes, including limited- access aerial expressways and state highways. The Cathedral District itself is intersected by multiple major through 8th St
streets that connect to downtown and the Martin Luther King Jr Pkwy rest of the city. While offering multiple connection points and opportunities for easy access to the rest of the city, this also creates numerous negative consequences. As
Broad St a result, the Cathedral District is currently Pearl St Main St ST. JOHNS RIVER
Liberty St characterized as a place to move through, 1st St and not as a destination itself. State St Talleyrand Ave
Jefferson St CATHEDRAL Matthews Expy DISTRICT Adams St Matthews Bridge Forest St Water St Bay St
Acosta Expy Commodore Point Expy Riverside Ave
Park St
San Marco Blvd Hendricks Ave
Atlantic Blvd Atlantic Blvd
ST. JOHNS RIVER
The Cathedral District City Context Analysis
6 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group NEIGHBORHOOD CONTEXT The Cathedral District is home to five
Florida State College historic churches. It is adjacent to the Civic Core, Riverfront, and Stadium Pathways Academy Districts, and forms the northern edge of High School State St “The Elbow”(an emerging restaurant and entertainment destination). A majority of Rosa L. Parks St Philip’s Transit Station the Cathedral District is easily walkable to Episcopal Church Union St the Skyway and other public transportation. Historic Mt Zion AME Church It also contains, or is adjacent to, the CHURCH DISTRICT Grocery Store Beaver St Jacksonville jail, the Community Transition Matthews Expy Center, and many homeless services. While First Baptist Church Jacksonville Fire and these provide much-needed functions, there of Jacksonville CATHEDRAL DISTRICT Rescue Station Ashley St is a disproportionate balance relative to the other uses in the neighborhood. First Baptist Academy of Jacksonville Multiple one-way streets and major Community Church St Transition Center thoroughfares surround and cut through Jacksonville STADIUM the neighborhood making it feel unsafe as a City Hall St John’s Cathedral DISTRICT pedestrian. Duval St Basilica of the First United Museum of Immaculate Methodist Hemming Bryan Simpson Contemporary art Conception Plaza Federal Courthouse Station Jacksonville Public St Catherine LEGEND Library St Washington Monroe St 1/4 MILE / 5 MINUTE WALK First Presbyterian Cathedral District Church Career CENTRAL CIVIC CORE Source Sulzbacher Center Retail Enhancement Area Adams St 1/2 MILE / 10 MINUTE WALK Nonprofit Center of Commodore Point Expy NE Florida Jacksonville Jail Downtown Improvement District INSTITUTIONAL DISTRICT
Julia St Forsyth St Main St “The Elbow” Hogan St St Laura Ocean St Ocean Newnan St Newnan St Market Jacksonville Sheriff’s Office Liberty St Liberty Skyway Bay St
Major Street “THE ELBOW” RIVERFRONT DISTRICT
Street RETAIL ENHANCEMENT PROGRAM AREA DOWNTOWN IMPROVEMENT DISTRICT Park
Religious Institution
Civic / Government Institution
0’ 250’ 500’ 1000’ Educational Institution Neighborhood Context Analysis
MASTER PLAN 7 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group ANALYSIS PREVIOUS PLANS This diagram is a non-exhaustive summary of recommendations made by previous plans concerning the Cathedral District. CREATE These recommendations are listed here COMMERCIAL CREATE “EMERALD NECKLACE” either because they remain relevant or CORRIDORS PEDESTRIAN NETWORK should be reevaluated.
These recommendations include:
• Identification of possible historic districts. ENHANCE HOGANS CREEK • Recommending streets to be converted from one-way back to two-way. • Improvements to Hogans Creek and the creation of a larger “emerald necklace” POSSIBLE HISTORIC pedestrian network. DISTRICTS • Capitalizing on streets with connections and views to the waterfront.
Previous plans identified potential commercial corridors. However, the best STREETS RECOMMENDED FOR 2-WAY CONVERSION location for commercial corridors may have changed or may better reinforce the neighborhood vision if located elsewhere.
Additional two-way street conversions will create a safer and more pleasant environment.
LIMIT CONNECTIONS BETWEEN RESIDENTIAL AND INSTITUTIONAL
ENHANCE STREETSCAPE CONNECTIONS TO INSTITUTIONAL USES
“THE ELBOW”
CAPITALIZE ON STREET CONNECTIONS AND VIEWS TO RIVER
0’ 250’ 500’ 1000’ Summary Diagram of Selected Previous Plan Recommendations
8 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group EXISTING LAND USE Existing land use patterns are characterized by large institutional uses and significant State St government uses. Additionally, there is a large proportion of commercial land.
Parking is a major land use in the Cathedral District, especially on the west side of the neighborhood. Union St The Cathedral District is further characterized by small block sizes with many small lots, making development and redevelopment challenging. The overall Beaver St distribution of land use is disorganized and without a clear pattern.
Ashley St
Church St
LEGEND
Duval St Residential
Vacant Commercial
Commercial Monroe St St Catherine
Institutional
Vacant Governmental Washington St Washington Adams St Park/Recreational
Governmental Main St Ocean St Ocean Newnan St Newnan Market St Market Liberty St Liberty Parking Forsyth St
Utility/ROW
Land Use
MASTER PLAN 9 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group ANALYSIS VACANT AND OCCUPIED LAND This diagram shows the vacant and occupied land in the Cathedral District. A majority of the vacant parcels are located State St in the east side of the district. While blue is considered “occupied,” the parking lot diagram on the following page gives a more complete picture. Union St This analysis also illustrates that any redevelopment efforts require re-purposing and/or potentially more involved acquisition.
Beaver St
Ashley St
Church St
Duval St
Monroe St St Catherine Washington St Washington Adams St
LEGEND Main St Ocean St Ocean Newnan St Newnan Market St Market Liberty St Liberty Occupied Lot Forsyth St
Vacant Lot 0’ 150’ 300’ 600’ Land Occupancy
10 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group PARKING LOTS A visual survey of parking lots within the Cathedral District shows approximately
State St 50% of the land is dedicated to parking, with a majority of those parking lots located to the west of Liberty Street. There are additional small parking areas which are not shown on this diagram.
Union St Because parking is such a prevalent use, most of the streetscapes are characterized by parking lots and are not fronted by buildings.
Beaver St Since all parking lots are currently used (except along Hogans Creek), this analysis also illustrates that parking solutions are a key element of neighborhood revitalization.
Ashley St
Church St
Duval St
Monroe St St Catherine Washington St Washington Adams St Main St Ocean St Ocean Newnan St Newnan Market St Market Liberty St Liberty LEGEND Forsyth St Parking Lot 0’ 150’ 300’ 600’ Parking Lots in the Cathedral District
MASTER PLAN 11 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group ANALYSIS FIGURE/GROUND AND URBAN DESIGN A Figure/Ground drawing is a tool used to quickly analyze urban form. In a figure/ State St ground drawing buildings are shown as solid and open areas – streets, parks, publicly accessible spaces – are shown as white. By abstracting the neighborhood into figure and ground, it is easier to see patterns Union St that emerge. The shape of public space and amount of open and/or vacant land in the neighborhood is readily apparent.
The sparse development pattern is Beaver St unmistakable. The lack of cohesive streetscapes (continuous buildings that line the sidewalks) illustrate an environment that is unfriendly for pedestrians. Duval Street is the most complete street in the Cathedral Ashley St District and Church Street (to the east of Market Street) is the most cohesive street segment, although both still lack strong cohesion. The remainder of the Cathedral District is highly fragmented. Church St Because of the lack of buildings, the figure/ ground only hints at the urban design framework of this portion of the city. The Saint John’s Cathedral site is located at the center of the neighborhood and is the visual Duval St terminus to both Market Street and Church Street.
Monroe St St Catherine Washington St Washington Adams St Main St Ocean St Ocean Newnan St Newnan Market St Market Liberty St Liberty
Forsyth St
0’ 150’ 300’ 600’ Figure / Ground Diagram
12 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group HISTORIC BUILDINGS The majority of noted historic buildings are located in the center and south-western State St quadrant of the Cathedral District.
Other older buildings not noted in the documents are single-family structures in the southern half of the district. These are
Union St not designated as historic, but they are representative of the homes that used to exist here and should be used to inform the architectural character of new, smaller residential buildings.
Beaver St LEGEND
Mount Zion A.M.E. Church 1 201 East Beaver St
Lund House 2 Ashley St 218 East Ashley St
Immaculate Conception Church 3 121 East Duval St
First United Methodist Church 4 225 East Duval St Church St St. John’s Episcopal Church 5 251 East Duval St
YWCA Building 6 325 East Duval Street
Elena Flats 7 Duval St 122-128 East Duval St
Old Central Fire Station 8 39 East Adams St
First Presbyterian Church 9 118 East Monroe St Monroe St St Catherine Old Jacksonville Free Public Library 10 101 East Adams St
Morocco Temple 11 219 Newnan St
Washington St Washington Harris Grocery 12 Adams St 202-214 North Washington St
National Register Main St
Ocean St Ocean National Historic Landmark Newnan St Newnan Market St Market Liberty St Liberty Note: All National Historic Landmarks are also listed on National Register Forsyth St
0’ 150’ 300’ 600’ City List of Historic Buildings Historic Buildings
MASTER PLAN 13 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group ANALYSIS OPEN SPACE Very little public open space is located in the Cathedral District. State St The Main Street Pocket Park is poorly programmed and underutilized.
The Cathedral Green provides a visual terminus to both Church Street and Market Street, but is a private space. Union St
The vacant open space in the northeast corner of the district, adjacent to Hogans Creek, presents an opportunity for a large active recreation park, but is currently Beaver St fragmented and hidden.
3 Ashley St
Church St 2
Duval St
1
Monroe St St Catherine Washington St Washington Adams St
LEGEND Main St Ocean St Ocean Newnan St Newnan Market St Market 1 Main Street Pocket Park St Liberty
2 Cathedral Green (Private) Forsyth St
3 Vacant Open Area 0’ 150’ 300’ 600’ Existing Open Space
14 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group This page intentionally left blank.
MASTER PLAN 15 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group 16 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Source: Daniel Vorndran; CC BY-SA
REVITALIZATION STRATEGY: CATHEDRAL DISTRICT CONCEPT AND IDENTITY
MASTER PLAN 17 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group REVITALIZATION STRATEGY: CATHEDRAL DISTRICT CONCEPT AND IDENTITY AN ECUMENICAL MODEL FOR NEIGHBORHOOD REVITALIZATION Historically, churches have played a central And the third question that must be The adjacent diagram illustrates this role in neighborhood community life. answered is “How?” How does one create ecumenical model for neighborhood However, as large segments of the population this healthy neighborhood? Where does revitalization. It is defined by its people, moved from the city to the suburbs, parking one focus efforts? What is unique about the its purpose, and its form. At the center are lots replaced homes in our downtowns. As Cathedral District? We identify six focus the builders and facilitators, in the second NING BUI in many cities, the result at the Cathedral areas to promote revitalization that build ring are the six focus areas of the village AR LDIN LE G District is a fragmented neighborhood where on existing physical and cultural assets, revitalization, and the outer ring represents cars are the predominant occupants, there maintain service ministries, introduce new the living virtues and outward expression
are few residents, parishioners with historic uses, and facilitate repair of urban walkable of the Ecumenical Village ideals. This G M ties travel from other neighborhoods to form. These six are found below: model has been the guide for the IN IN K IS R T architecturally significant churches, and the development of the physical O E • History and Identity. The churches, W R most disadvantaged make up the majority of revitalization plan found on the IN architecture, and neighborhood are a Religious, Secular, G the local population. Many neighborhoods following pages. History and part of the city’s culture and identity. and Continuing struggle with the question “what can be done Identity They should be preserved and Education to make this a healthy community again?” celebrated and can inform branding.
Neighborhood revitalization takes strong • Education. Religious, secular, G N leadership and a ground-up approach. vocational, and continuing education I R P The first question that must be answered improves the lives of residents and A St. John’s R H Cathedral E S is “Who?” Who will take up the task of can attract new residents to the S Presbyterian E neighborhood revitalization in order to neighborhood. First R Church V
create a better life for all? It cannot be I • Arts and Culture. Enriching the N
done alone; we must reach out and lift each G public life of the neighborhood and city Basilica of
other while working toward a common Conception through arts and cultural programming the Immaculate goal. Some of the primary residents of the Arts and engages residents and visitors and Urban Form Ecumenical Cathedral District are St. John’s Cathedral Culture displays love for the city. G AME Church
N Village Mt. Zion
(incl. Cathedral Foundation and non-profit I
• Service to Vulnerable Populations. V
partners, such as Cathedral Cares and I
Aging True), First Presbyterian Church, Service to vulnerable populations is a G S key mission. The Ecumenical Village First MethodistUnitedChurch
First United Methodist Church, Basilica of A
model provides opportunities for F
the Immaculate Conception (incl. Catholic Residents and E
Charities), and Mt. Zion AME Church; churches, members, and residents to Businesses who better to help lift the community and serve and minister to each other.
to promote loving one’s neighbor? St. John’s • Mixed-Use, Mixed-Income, Mixed-
G Retail, Commercial, N
Cathedral hosted an ecumenical meeting to Everything. A healthy and sustainable I
R and Residential Uses. Service to
bring together these churches and to answer neighborhood needs a wide variety A
H
C A True Mixed-Use Vulnerable
the question of “who.” of people, housing, businesses, and E
and Mixed-Income Populations A L
activities. There should be a mix of uses, T
The next question that must be answered is Neighborhood H
income levels, ages, and racial diversity. Y
“What?” What is the goal of neighborhood
revitalization? How is this community • Urban Form. The form of a G
N
neighborhood provides the platform I
different from others? We propose that the V O
for daily life. Walkable streets, human- L V
goal is to create a community that is loving, I B
R
scaled architecture, and a beautiful A N
caring, giving, sharing, working, learning, T
Y
L
D public realm promotes safety while N E I R building, ministering, preserving, safe, F healthy, vibrant, and friendly. encouraging neighborliness and shared pride in the community.
18 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group EXPLORING THEMES LOGO What We Heard After meeting with, and listening to, church Waterfront Seminary The concepts of the Cathedral District are • The goal of bringing back homes and leaders, political leaders, residents, local “Toxic Charity” Historic Architecture effectively captured in the accompanying residences is represented by the houses business owners, and city officials, we Historic Churchesseniorsecumenical graphic: with two-story porches, which are reflected on what we had seen, heard, and ministry neighborhood retail • Saint John’s Cathedral sits at the center reminiscent of the homes that used to be learned. arts walk of the neighborhood on Downtown’s here. k-8 charter school religion the stadium highest point and is represented by its • The leaves of the tree represent the Through this process, we created a series job training student housing of neighborhood themes with descriptive the elbow district district central position on a hill. perception that this neighborhood statements that explore various aspects green churches families • Each of the five churches is has more “green” and more parks to of the neighborhood. Following more law architecturally significant and support this district as a residential downtown living neighborhood. analysis and synthesis, we developed a final not a homeless district their most prominent architectural theme and vision statement for the project. officeslove at the Core features (particularly the steeples) are • The font gives a nod to the historic This statement, and accompanying logo, leafy represented in the logo. architecture of the churches in the reflects the identity and aspirations of the neighborhood. Cathedral District and offers guidance for Exploration of Neighborhood Themes development of the Master Plan.
Residential “The Cathedral District: A Leafy Downtown Historic Neighborhood Neighborhood at the Center of it All”
“Live, Work, Learn, Play, and Pray” “A Community of Love” Religious / Spiritual “Where Neighbors ...become Friends” ...meet” ...love each other”
Culture, Arts, “At the Center of Culture, Arts, and Entertainment” Entertainment, Shopping “Steps Away from Jacksonville’s Heart”
“A Neighborhood of Lifelong Learning” Education “The Cathedral District: A Place to Grow” “Come Grow With Us” Cathedral District Final Vision Statement “The Cathedral District is a leafy downtown historic neighborhood where you can live, work, learn, play, serve, and pray together with your neighbors.”
MASTER PLAN 19 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group 20 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Source: Daniel Vorndran; CC BY-SA
REVITALIZATION STRATEGY: DISTRICT FRAMEWORK AND CONCEPTS
MASTER PLAN 21 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group REVITALIZATION STRATEGY: DISTRICT FRAMEWORK AND CONCEPTS MASTER PLAN FRAMEWORK The framework of the Master Plan is built on three main ideas: • Returning residential to the District and State St 4 creating a residential core; • Making and improving connections to 1 surrounding neighborhoods and assets; • Creating a mixed-use neighborhood- Union St 4 serving retail street.
Retail is proposed to the north on Market 1 Street, by the existing grocery store and high traffic volume of State and Union Beaver St streets. Other important aspects of the 8 plan include two-way street conversion, increasing pedestrian safety and walkability, 3 1 and creating new parks. A parking strategy 9 that enables infill is key for neighborhood revitalization. Possible locations are Ashley St 5 identified on the diagram. 8 LEGEND 2 2 2 2 2 1 Create Neighborhood-serving Retail Street 2 Build Residential Core 13 Church St 4 5 14 Create Centralized Parking Areas to Allow for 3 2 2 Infill and Redevelopment 2 3 2 2 Create Gateways for Neighborhood 2 4 (See Transportation Plan for All 8 Recommendations) 13Duval St Convert One-Way Streets to Two-Way Streets 4 5 5 (See Transportation Plan) 2 2 Add Bike Lanes 6 (See Transportation Plan) 11 7 Create Charter School 7
Build a Variety of Parks and Open Spaces Monroe St St Catherine 8 4 Throughout Neighborhood Create Large Neighborhood Park at Hogans 9 Creek 2 13 13 3 13 Create Neighborhood Arts Program 10 (See Public Art Plan) Washington St Washington Redesign and Program Main Street Pocket Adams St 11 4 Park (and Potentially Enlarge) Develop Infill Housing in Neighborhood 12
(See Proposed Land Use Plan) Main St Ocean St Ocean Newnan St Newnan Market St Market
Emphasize and Build On Connections to St Liberty 13 Riverfront and Downtown Jacksonville Terminate Vista of Church Street with Open 14 Space and Redesign Edge of Community Transition Center (See Transportation Plan) 0’ 150’ 300’ 600’ Master Plan Diagram
22 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group PROPOSED LAND USE Land use recommendations for the Cathedral District are made in support of State St the following goals: • Maximize residential use in a contiguous pattern. • Create a walkable neighborhood-serving retail core. Union St • Identify three potential garage locations to free up land for residential and other development. • Identify charter school location. Beaver St • Create new pocket parks. • Create Hogan Park. • Improve axial terminus of Church Street. • Redevelop underutilized land to create Ashley St potential revenue sources to support churches.
The Comprehensive Plan Future Land Use designates the entirety of the Cathedral Church St District as CBD, which should facilitate the proposed development pattern.
LEGEND
Duval St Residential*
Potential Residential Infill
Commercial/ Mixed-Use Catherine St Catherine Monroe St Churches
Institutional
Park/Recreational Washington St Washington Adams St Governmental
Parking Main St Ocean St Ocean Newnan St Newnan
Market St Market School Liberty St Liberty
Forsyth St Utility/ROW
0’ 150’ 300’ 600’ *Residential development should be the focus in these areas. However, small Commercial uses–such as Proposed Land Use professional offices-are also appropriate in small amounts
MASTER PLAN 23 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group REVITALIZATION STRATEGY: DISTRICT FRAMEWORK AND CONCEPTS
24 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group RESIDENTIAL PRECEDENTS NEIGHBORHOOD RETAIL PRECEDENTS
Source: Ben Ganje; benganje.wordpress.com
Multifamily Precedent Retail / Multifamily Precedent Retail / Loft Precedent
Source: healthycentralflorida.org
Residential Precedents Existing Buildings Retail Street Precedent
MASTER PLAN 25 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group REVITALIZATION STRATEGY: DISTRICT FRAMEWORK AND CONCEPTS OPEN SPACE Adequate and varied open spaces in the Cathedral District are necessary to create a sense of place, provide for the health and State St recreation of residents, and attract new residents to the District.
The following recommendations are proposed: Union St • Create multiple new spaces within Cathedral District. • New open spaces should have differing programming and character – e.g. kid- friendly, active, passive, etc. – to meet the Beaver St needs of various users and residents. 3 • Spaces should be distributed around neighborhood. 6
• Main Street Pocket Park should to be Ashley St redesigned, reprogrammed, and possibly enlarged. 2 • Green space and a landscape buffer should be used to screen Community Transition Center from residential uses on Church St 4 7 the west side of Catherine Street.
8 5 Duval St LEGEND
1 Main Street Pocket Park 1
2 Ashley Street Neighborhood Park Monroe St St Catherine
3 Retail Plaza
4 Cathedral Green Washington St Washington 5 Duval Street Neighborhood Park Adams St
6 Hogan Recreational Park
Create Small Park Terminating Axis of Church Main St Ocean St Ocean Newnan St Newnan Market St Market
7 Street. Relocate Entrance to Transition St Liberty Center. Forsyth St Move Sidewalk to West Side of Catherine 8 St and Create Planted Buffer by Transition Center 0’ 150’ 300’ 600’ Proposed Open Space
26 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Source: Oosom; CC BY-SA
Source: American Public Works Association Source: PointsNorthAtlanta.com
Hogan Park: Active Recreation and Dog Park Source: Joe Mabel; CC BY-SA
Source: Klyde Warren Park
Source: Hazel Borys; CC BY-SA Source: KlydeWarrenPark.org Neighborhood Park: Creative Tot Lot Main Street Pocket Park: Expanded and Redesigned with Programmed Elements
MASTER PLAN 27 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group REVITALIZATION STRATEGY: DISTRICT FRAMEWORK AND CONCEPTS PUBLIC ART PLAN Building off the success of the Jacksonville Art Walk and the existing Art in Public Places program, the Cathedral District State St should pursue a public art plan that reinforces its history and character. The arts program may have a religious theme that reflects the cultural heritage of the
neighborhood churches and/or be fun and Union St educational.
Installing art pieces at neighborhood gateways and important locations raises the visibility of the Cathedral District and Beaver St assists with wayfinding.
Suggested locations and opportunities are shown on the diagram.
Ashley St
Church St
Duval St
Monroe St St Catherine
LEGEND Washington St Washington Gateway Feature Adams St
Special Intersection Design Main St Ocean St Ocean Newnan St Newnan Market St Market Enhanced Fencing and Landscaping St Liberty Forsyth St Sculpture / Art Objects 0’ 150’ 300’ 600’ Public Art Diagram
28 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group PUBLIC ART PRECEDENTS These precedents show examples of public art that incorporates religious themes in fun and creative ways.
Source: Steve Weinik; muralarts.org Source: Marco Antonio Vargas; CC BY-SA
Source: Debra Wellins Source: emilycd; idkpal.wordpress.com
MASTER PLAN 29 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group REVITALIZATION STRATEGY: DISTRICT FRAMEWORK AND CONCEPTS TRANSPORTATION State St Streets • Reinforce residential core with two-way, walkable streets. Union St • Urban streetscape at retail core with residential streetscape elsewhere. Street Beaver St trees should be canopy trees.
• Introduce new street to create access and Ashley St frontage for proposed Hogan Park. • Create visual terminus for Church street and relocate Community Transition Church St Center entrance. LEGEND Duval St
Two-Way Conversions (See proposed Street Sections) Monroe St Two-Way Conversions Recommended in
CRA Plan St Catherine Adams St New Street / Relocated Street St Washington
Urban Streetscape Main St Ocean St Ocean Market St Market Liberty St Liberty Newnan St Newnan Street Recommendations Residential Streetscape Urban Streetscape
Bicycle Network • Proposed two-way conversions at Ashley State St and Church Streets should impact bicycle
master plan (currently under development Union St by other consultants). • See proposed conceptual street sections on following pages. Beaver St
Ashley St
Church St
Duval St
Monroe St Catherine St Catherine
LEGEND Adams St Washington St Washington Proposed Bike Lanes (See Street Sections) Main St Ocean St Ocean Market St Market Liberty St Liberty Newnan St Newnan Bicycle Lane Locations Bike lane added between travel lane and on-street parking
30 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Source: City of Rochester, NY Intersections State St • Improve crosswalk striping to promote pedestrian safety.
Union St • Incorporate bump-outs to shorten pedestrian crossing distances and calm traffic. Beaver St • Use special intersection treatment to create gateways at edge of neighborhood. Ashley St
Church St
Duval St
Monroe St LEGEND
Catherine St Catherine Special Paving / Design at Intersection Adams St Washington St Washington
Enhanced Striping at One-way Street Crossings Main St Ocean St Ocean Market St Market Liberty St Liberty Special paving and decoration at intersections. St Newnan Intersection Enhancements
Source: City of Rochester, NY Banners State St • Reinforce neighborhood branding and identity through the use of banners on
Union St principle streets and neighborhood edges.
Beaver St
Ashley St
Church St
Duval St
Monroe St Catherine St Catherine
Adams St LEGEND Washington St Washington
Proposed District Banner Locations Source: Rafeal Perez Martinez Main St Ocean St Ocean Market St Market Liberty St Liberty Painted crosswalks and bulb-outs calm traffic and increase pedestrian safety. St Newnan Banners
MASTER PLAN 31 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group REVITALIZATION STRATEGY: DISTRICT FRAMEWORK AND CONCEPTS STREET SECTIONS
2’ 6’ 8’ 8’ 12’ 12’ 8’ 8’ 6’ 2’ Sidewalk Planting Strip Parking Lane Drive Lane Drive Lane Parking Lane Planting Strip Sidewalk Ashley Street Existing: One-way Street
2’ 6’ 8’ 7’ 6’ 10’ 10’ 7’ 8’ 6’ 2’ Made with streetmix.net; CC BY-SA Sidewalk Planting Strip Parking Lane Bike Lane Drive Lane Drive Lane Parking Lane Planting Strip Sidewalk Ashley Street Proposed: Two-way Street with Protected Bike Lane
32 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group 2’ 6’ 8’ 8’ 12’ 12’ 8’ 8’ 6’ 2’ Sidewalk Planting Strip Parking Lane Drive Lane Drive Lane Parking Lane Planting Strip Sidewalk
Church Street Existing: One-way Street
2’ 6’ 8’ 7’ 10’ 10’ 6’ 7’ 8’ 6’ 2’ Sidewalk Planting Strip Parking Lane Drive Lane Drive Lane Bike Lane Parking Lane Planting Strip Sidewalk Made with streetmix.net; CC BY-SA Church Street Proposed: Two-way Street with Protected Bike Lane
MASTER PLAN 33 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group REVITALIZATION STRATEGY: DISTRICT FRAMEWORK AND CONCEPTS
5’ 6’ 7’ 11’ 10’ 10’ 11’ 7’ 6’ 5’ Sidewalk Planting Strip Drive Lane Drive Lane Drive Lane Drive Lane Planting Strip Sidewalk Liberty Street Existing: Four Lane Street
5’ 6’ 7’ 6’ 10’ 10’ 10’ 6’ 7’ 6’ 5’ Sidewalk Planting Strip Bike Lane Drive Lane Center Turn Lane Drive Lane Bike Lane Planting Strip Sidewalk Made with streetmix.net; CC BY-SA Liberty Street Proposed: Two Lane plus Center Turn Lane Street with Bike Lanes
34 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group PROJECT PRIORITIES AND PHASING Initial projects should be contiguous in State St order to reinforce each other and create an identifiable “place.” A contiguous collection of completed projects can have a greater impact on changing perceptions and attracting additional investment. Union St Connecting early projects to perimeter streets allows efforts to be highly visible. People passing by the Cathedral District should be able to see that something new is happening and be drawn in. Beaver St Building a critical mass of residents is necessary to support new neighborhood- 3 2 service retail and services. Streetscape and intersection improvements can have an immediate impact on the perception of Ashley St the neighborhood by passersby. A parking replacement strategy must be developed to allow more redevelopment in the District.
Specific projects and scenarios are explored Church St 4 in the following sections.
1
Duval St
6 LEGEND 5 Monroe St St Catherine 1 YWCA / Community Connections Site
2 Create Mixed-Use street leading to Cathedral
3 Develop parking strategies for Cathedral District Washington St Washington Adams St
Create connections toward downtown. Convert 4 Church Street from one-way to two-way. Main St
Ocean St Ocean 5 Explore opportunities for a school Newnan St Newnan Market St Market Liberty St Liberty
Forsyth St Improve streetscape (add bulb-outs and pedestrian crosswalk striping to intersections; decorative 6 street lamps with banners; canopy trees) and make 0’ 150’ 300’ 600’ connections to surrounding neighborhoods. Project Priorities
MASTER PLAN 35 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group 36 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Source: Daniel Vorndran; CC BY-SA
REVITALIZATION STRATEGY: REDEVELOPMENT SCENARIOS
MASTER PLAN 37 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group DEVELOPMENT SCENARIOS This section illustrates three potential redevelopment scenarios (a summary of SCENARIO 1A AND 1B: SCENARIO 2: SCENARIO 3: these scenarios is included on this page). They are based on three different strategies Some Redevelopment Opportunities Moderate Number of Redevelopment Significant Number of Redevelopment for accommodating parking and test the No Structured or Shared Parking Opportunities Opportunities program yield of the site. One-Level Parking Decks Above-Grade Parking Garages No structured parking. Proposed Comparing the program and density One-level parking decks are built over an Multi-story above-grade precast parking between the three scenarios allows us to development occurs without parking gain a high-level understanding of the replacement or by replacing parking “on- asphalt surface parking lot (existing or garages. potential value created by different parking site” as in Scenario 1B. new). This is approximately half the cost strategies. of a multi-story precast parking garage Although three separate plans are presented, per space. it should not be interpreted that all of the projects shown in a particular scenario must necessarily go together. Different projects from the three scenarios can be mixed DEVELOPMENT POTENTIAL DEVELOPMENT POTENTIAL DEVELOPMENT POTENTIAL together as much as development feasibility 43 Townhouses 88 Townhouses and available land allow. It should be further 78 Townhouses noted that the three scenarios presented 3 Single-family Houses 3 Single-family Houses 3 Single-family Houses are not exhaustive; additional studies for specific projects and sites will need to be 175 – 236 Multifamily Housing Units 189 – 257 Multifamily Housing Units 782 – 837 Multifamily Housing Units performed as the development process progresses. 30 Permanent Supportive Housing Units 30 Permanent Supportive Housing Units 30 Permanent Supportive Housing Units Parking is a big issue in the Cathedral District. These three plans represent up to 14,800 SF Retail up to 22,400 SF Retail 3,000 to 25,400 SF Retail hypothetical development scenarios based on the type and amount of parking that can Charter School Charter School Charter School be provided. Strategies and partnerships for building shared garages should be explored Possible Cultural Institution (e.g., Arts Possible Cultural Institution (e.g., Arts Possible Cultural Institution (e.g., Arts in more depth. Additionally, arrangements School, Performance Hall, etc.) School, Performance Hall, etc.) School, Performance Hall, etc.) to lease and/or guarantee parking spaces for congregations from surrounding properties that don’t use their parking lots on weekends should be explored.
Garage facades, when visible to the street, should be designed with a human scale and appropriate architectural character.
38 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group FIGURE/GROUND COMPARISON Evaluating the three development scenarios based on program only tells part of the story. As a stated goal of the Cathedral District Master Plan is to create a beautiful and walkable Ecumenical Village, we also need to compare potential development scenarios on their ability to create walkable streets and fill in the missing heart of the neighborhood.
The figure/ground drawings on this page compare the existing conditions with the three development scenarios in their ability to create a neighborhood.
As these drawings show, providing new and replacement parking in multiple shared structures maximizes the number of block faces and streets that can be lined with buildings, creating a more complete urban form and walkable neighborhood. Existing Conditions Scenario 1
Scenario 2 Scenario 3
MASTER PLAN 39 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group DEVELOPMENT SCENARIOS SCENARIO 1A
State St
9
Union St
3
Beaver St 4
2
Ashley St 7 PROGRAM 1 Build 8 townhouses and remove ~52 parking 1 spaces (park in Diocese lot). Church St 9 Demolish existing building and build 12 loft 2 units and 5,400 SF retail (or additional units). 6 5 Build 12 loft units and 5,400 SF retail. 3 Existing parking is reconfigured and replaced on-site. Duval St Infill vacant site with 9 loft units and 4,000 4 SF retail (or additional units).
Develop YWCA/Community Connections 5 site. 112 units of adaptive reuse and new construction. Catherine St Catherine Infill development of scattered sites and Monroe St 6 vacant lots in neighborhood. 35 townhouses and 3 single-family houses. 8 9 10 7 30 units of permanent supportive housing. Washington St Washington Adams St 8 Build new Charter School
Adaptive reuse of Morocco Temple. Possible Cultural Institution (Arts School, Performance Main St 9 St Ocean Newnan St Newnan Market St Market
Hall, etc.) OR conversion to approx. 45 St Liberty residential units (further study required). Forsyth St 10 Streetscape and Intersection Improvements 0’ 150’ 300’ 600’ Illustrative Site Plan
40 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Flex building with residential ground floor. Flex building with ground floor converted to retail. Precedent images of possible development and architectural character
MASTER PLAN 41 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group DEVELOPMENT SCENARIOS SCENARIO 1B
State St
9
Union St
3
Beaver St 4 1
2
Ashley St 7 PROGRAM
Build 8 townhouses and remove ~52 parking 1 1 spaces. Build deck over Cathedral Cares parking lot to replace parking lot. Church St 9 Demolish existing building and build 12 loft 2 units and 5,400 SF retail (or additional units). 6 5 Build 12 loft units and 5,400 SF retail. 3 Existing parking is reconfigured and replaced on-site. Duval St Infill vacant site with 9 loft units and 4,000 4 SF retail (or additional units).
Develop YWCA/Community Connections 5 site. 112 units of adaptive reuse and new construction. Monroe St St Catherine Infill development of scattered sites and 6 vacant lots in neighborhood. 35 townhouses and 3 single-family houses. 8 9 10 7 30 units of permanent supportive housing. Washington St Washington Adams St 8 Build new Charter School
Adaptive reuse of Morocco Temple. Possible Cultural Institution (Arts School, Performance Main St 9 St Ocean Newnan St Newnan Market St Market
Hall, etc.) OR conversion to approx. 45 St Liberty residential units (further study required). Forsyth St 10 Streetscape and Intersection Improvements 0’ 150’ 300’ 600’ Illustrative Site Plan
42 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Source: galvanizeit.org
Source: Bekemat.com.ng Single-level parking structure built over existing surface parking lot. Single-level parking structure built over surface parking lot.
MASTER PLAN 43 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group DEVELOPMENT SCENARIOS SCENARIO 2
State St
11
Union St
3
Beaver St PROGRAM 4 1
Build 8 townhouses and remove ~52 parking 1 spaces. Build deck over Cathedral Cares 9 2 parking lot to replace parking lot.
Demolish existing building and build 12 loft 2 Ashley St units and 5,400 SF retail (or additional units). 7 Build 26 new multifamily units and 13,000 SF retail. Existing parking is reconfigured and 3 replaced on-site. Site topography can be used 1 to build a parking deck. Church St Infill vacant site with 9 loft units and 4,000 11 4 SF retail (or additional units). 6 Develop YWCA/Community Connections 5 5 site. 112 units of adaptive reuse and new construction.
Infill development of scattered sites and Duval St 6 vacant lots in neighborhood. 35 townhouses 11 and 3 single-family houses.
7 30 units of permanent supportive housing. Catherine St Catherine 8 Build new Charter School Monroe St
Build one-level deck over existing parking lot. 8 Create new park, build 20 townhouses, and 9 10 11 Senior Center. Existing medical office may be relocated if needed. Washington St Washington Adaptive reuse of Morocco Temple. Possible Adams St Cultural Institution (Arts School, Performance 10 Hall, etc.) OR conversion to approx. 45 12 residential units (further study required).
Build one-level deck over existing parking Main St Ocean St Ocean Newnan St Newnan Market St Market
11 lot, eight townhouses on-site and seven St Liberty townhouses on Diocese parking lot. Forsyth St 12 Streetscape and intersection improvements 0’ 150’ 300’ 600’ Illustrative Site Plan
44 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Precedent images of possible development and architectural character
MASTER PLAN 45 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group DEVELOPMENT SCENARIOS
CHILDREN’S PARK Source: Fleetwood Urban Source: ELEMENTAL
Source: ANNABAU Landscape and Architecture
Source: HAPA Collaborative Children’s park has focus on interactive creative play.
46 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group TEEN AND ADULT PARK
Source: Fernando De Leon; onefootinberlin.com Source: Joe Mabel; CC BY-SA
Source: dallasparks.org Source: Next-DC Source: Hazel Borys; CC BY-SA Teen and adult park features appropriate activities plus passive spaces for quiet interaction.
MASTER PLAN 47 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group DEVELOPMENT SCENARIOS SCENARIO 3
State St
13
PROGRAM Union St
Build 8 townhouses and remove ~52 parking 1 spaces. Build deck over Cathedral Cares 3 parking lot to replace parking lot.
Demolish existing building and build 12 loft 2 Beaver St 1 units and 5,400 SF retail (or additional units). 4 Build 26 new multifamily units and 13,000 SF retail. Existing parking is reconfigured and 3 replaced on-site. Site topography can be used 9 2 to build a parking deck.
Infill vacant site with 9 loft units and 4,000 4 Ashley St SF retail (or additional units). 7 Develop YWCA/Community Connections 5 site. 112 units of adaptive reuse and new construction. 1 Infill development of scattered sites and 6 vacant lots in neighborhood. 35 townhouses Church St 14 and 3 single-family houses. 6 7 30 units of permanent supportive housing. 5 12
8 Build new Charter School Duval St
Replace existing parking lot with six-level garage. Create new park and build 116 9 multifamily units, 13 townhouses, and senior center. Existing medical office may be relocated if needed. Monroe St St Catherine Build 5.5-level garage on existing site. Build 10 311 multifamily units and 7 townhouses. 10 8 Adaptive reuse of Morocco Temple. Possible 11 Cultural Institution (Arts School, Performance 13 11 Hall, etc.) OR conversion to approx. 45
residential units (further study required). St Washington Adams St Build six-level garage. Enlarge existing Main 12 Street Pocket Park and build 122 multifamily 14 units, 3,000 SF retail, and 20 townhouses.
Build deck over existing surface lot with 100 Main St Ocean St Ocean Newnan St Newnan Market St Market
13 multifamily units. No on-site parking provided St Liberty for new units. Forsyth St 14 Streetscape and intersection improvements 0’ 150’ 300’ 600’ Illustrative Site Plan
48 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Parking Garage with Active Ground Floor and Achitectural Facde
Precedent images of possible development and architectural character
MASTER PLAN 49 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group DEVELOPMENT SCENARIOS ENLARGED MAIN STREET POCKET PARK
Source: elevatearchitecture.com
Source: Klyde Warren Park Source: American Public Gardens Association Source: Architexas
Source: KlydeWarrenPark.org Redesigned and enlarged Main Street Pocket Park becomes a city destination and asset for the Cathedral District.
50 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group This page intentionally left blank.
MASTER PLAN 51 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group 52 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group Source: Daniel Vorndran; CC BY-SA
REVITALIZATION STRATEGY: IMPLEMENTATION
MASTER PLAN 53 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group REVITALIZATION STRATEGY: IMPLEMENTATION NEXT STEPS While many of the projects illustrated in North Quadrant the development scenarios can be built with private capital by existing landowners, 10 the complete vision requires the support of 1 Perform Infrastructure the City of Jacksonville. An important first Improvement Cost Estimate step for the Cathedral District is presenting to – and gaining the support of – city 2 3 See transportation staff, elected officials, and other relevant diagrams (pp. 30-34) 4 5 for proposed locations. 10 public agencies. Projects requiring public investment or leadership may need to be included in updated City master plans and 9 capital improvement plans. 22
Additionally, building community support and marketing the Cathedral District as a 19 8 6 destination for new residents, businesses, 7 and development is equally important. 34 Creating a neighborhood association to act 21 as a Cathedral District booster and advocate 33 should be investigated. 20 West 6 31 31 Project Approval Quadrant 32 21 28 It is expected that all projects will need to go through the Downtown Investment 29 29 Authority (DIA) and Downtown 24 28 Development Review Board (DDRB), 31 East 23 11 and some may require additional review 30 Quadrant by the Jacksonville Historic Preservation Commission. 29 29
Stormwater 28 17 31 25 As most of the parcels are currently 31 developed, they will require minimum 16 stormwater improvements after 18 redevelopment. However, on-site Quantity 27 14 Control may be required if there is an 26 15 increase in impervious surface area. 13 12 13
Water Quality Control will be required. Quality Control treatment may be handled 18 on-site or developers may seek to acquire Water Quality credits from the City to South Quadrant reduce on-site water quality initiatives. However, installation of some form of Best Management Practice (BMP) to assist with the water quality will be required. 0’ 150’ 300’ 600’ Map of Individual Projects
54 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group IMPLEMENTATION MATRIX IMPLEMENTATION MATRIX Potential Partners or Projects illustrated in the development Project Priority Implementation Action Property Owner(s) Lead Role Potential Funding Sources Consultants scenarios have been split into five different District-Wide Projects categories - district-wide plus four geographic regions - and ranked for priority. • Review infrastructure improvement • Planning Department 1 Infrastructure 1 • City of Jacksonville, DPW • City of Jacksonville plans and perform cost estimate. • Transportation Consultants Each project lists implementation actions, • Meet and coordinate with elected Two-way street • Planning Department • City of Jacksonville 2 2 officials, planning department, and • Public ROW • DPW property owners, project leads, and possible conversions (City Streets) DPW • JTA / North Florida TPO • LAP Funding / FDOT funding sources. • Meet and coordinate with elected officials and planning department • Planning Department • City of Jacksonville The matrix is keyed to the project diagram 3 Bicycle Lanes 1 • Public ROW–City • DPW • Provide input to City’s consultant, • JTA / North Florida TPO • LAP Funding / FDOT on the facing page, and continues on the Toole Design Group following four pages. Improve all intersections • City of Jacksonville that cross one-way • Meet and coordinate with elected • Public ROW–City • Artists/Volunteers for special • Churches 4 thoroughfares. (Specific 1 officials, planning department, • DPW intersection artwork intersections are included DPW, and FDOT • Public ROW–State • State in some projects below.) • LAP Funding / FDOT
• Meet and coordinate with elected • Public ROW–City 5 Banners 1 officials, planning department, and • DIA • City of Jacksonville / DIA DPW • Public ROW–State North Projects • Determine sale of property or retain ownership for rental • Cathedral District-Jax Development on Cathedral • Detailed loading study Grass Lot • Rector Wardens and Vestry of St. • Consultants (Planner, Architect, and • Developer 6 1 • Feasibility analysis and proforma • Cathedral District-Jax (Cathedral Cares Lot John’s Parrish at Jacksonville Economic) or Developer • Episcopal Church Building Fund • Parking replacement plan Optional) • City of Jacksonville / DIA • Assess feasibility of parking deck over Cathedral Cares lot. • Cathedral District-Jax • Cathedral Court Inc. • Jessie Ball duPont Foundation Development on Cathedral • Detailed loading study • Consultants (Planner, Architect, and 7 1 • Cathedral Foundation of • Cathedral District-Jax • Episcopal Church Building Fund Courts Site • Feasibility analysis and proforma Economic) or for-fee Developer Jacksonville Inc. • Cathedral Foundation • City of Jacksonville / DIA • Cathedral District-Jax • Property acquisition • Private Developer or For-fee • Jessie Ball duPont Foundation Development of vacant lots Developer 8 on East side of the 600 1 • Detailed loading study • Anna S. Chiu Trust • Cathedral District-Jax • Episcopal Church Building Fund Block of N. Market Street • Consultants (Planner, Architect, and • Feasibility analysis and proforma Economic) or Developer • Cathedral Foundation • City of Jacksonville / DIA • Present concept to Mt. Zion A.M.E. Agency Abbreviations Redesign and development • Private Funding 9 of Mt. Zion A.M.E. parking 1 • Detailed loading study • Mt. Zion A.M.E. Church • Mt. Zion A.M.E. Church • Cathedral District-Jax • City of Jacksonville / DIA lot • Feasibility analysis and proforma DIA – Downtown Investment Authority
• Meet and coordinate with elected • City of Jacksonville /DIA / JTA DPW – Department of Public Works Streetscape and officials, planning department, and • Public ROW–City • FDOT • Artist group for special 10 1 • FDOT intersection improvements DPW • Public ROW–State • DPW intersections • Meet with FDOT • Churches JTA – Jacksonville Transportation Authority South Projects FDOT – Florida Department of • Episcopal Church Building Fund Transportation YWCA / Community • Cathedral District-Jax • Private Funding 11 1 • Underway • YWCA of Jacksonville Florida Connections Site • Private Developer • Jacksonville Housing Finance TPO – Transportation Planning Authority Organization • Speak with City to get buy-in • City of Jacksonville Parking deck/garage • City acquires partial or entire • City of Jacksonville • Private Funding 12 on Agency Workforce 3 • Agency Workforce Innovations property LAP – Local Agency Program Innovation site • DIA • Jacksonville Housing Finance • City to issue developer RFP Authority
MASTER PLAN 55 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group REVITALIZATION STRATEGY: IMPLEMENTATION
North Quadrant
10 Perform Infrastructure 1 Improvement Cost Estimate
2 3 See transportation diagrams (pp. 30-34) 4 5 for proposed locations. 10
9 22
19 8 6 7 34 21 33 20 West 6 31 31 Quadrant 32 21 28 29 29 24 28 31 East 23 11 30 Quadrant 29 29
28 17 31 25 31 16 18 27 14 26 15 13 12 13
18
South Quadrant
0’ 150’ 300’ 600’ Map of Individual Projects
56 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group IMPLEMENTATION MATRIX, CONTINUED Potential Partners or Project Priority Implementation Action Property Owner(s) Lead Role Potential Funding Sources Consultants • Speak with City to get buy-in • City of Jacksonville Residential Infill on Agency • City acquires partial or entire • City of Jacksonville • Private Funding 13 3 • Agency Workforce Innovations Workforce Innovation Site property • DIA • Jacksonville Housing Finance • City to issue developer RFP Authority Possible infill housing on • Dependent on parking • Private Funding 14 parking lot behind Morocco 3 implementation on Agency • Newnan Properties Partnership • Private Landowner • Jacksonville Housing Finance Temple Workforce Innovation site Authority Adaptive reuse of Morocco Temple. Possible Cultural • Building reuse feasibility study Institution (Arts School, • Cathedral District-Jax • Financial feasibility study • Institutional Funding 15 Performance Hall, etc.) OR 2 • Newnan Properties Partnership • Possible Private Developer • Determine building use and • Private Funding conversion to approx. 45 • Possible Institution residential units (further program study required). • Buy-in from Episcopal Diocese of Infill housing on lower Florida • Episcopal Diocese of Florida 16 parking lot of Episcopal 3 • Dependent on parking • Protestant Episcopal Church • Cathedral District-Jax • Episcopal Church Building Fund Diocese implementation on Agency • City of Jacksonville / DIA Workforce Innovation site • Buy-in from First United Methodist Possible infill housing on Church parking lot across from • First United Methodist Church 17 3 • Dependent on parking • First United Methodist Church • First United Methodist Church First United Methodist • Private Funding Church implementation on Agency Workforce Innovation site
• Meet and coordinate with elected • City of Jacksonville Streetscape and officials, planning department, and • Public ROW – City • FDOT • Artist group for special 18 3 • FDOT intersection improvements DPW • Public ROW – State • DPW intersections • Meet with FDOT • Churches West Projects
Build new parking garage • Site feasibility study • Cathedral District-Jax • Cathedral Foundation of on lot at Newnan St • Cathedral Foundation of • Aging True 19 3 • Financial feasibility study • Cathedral Foundation of Jacksonville Inc. between Beaver and Jacksonville Inc. • Blue Sky Communties Ashley streets • Determine if City or Private Jacksonville, Inc. • City of Jacksonville • Cathedral District-Jax • Acquire land and relocate existing Create new pocket park in • Cathedral District-Jax • City of Jacksonville 20 3 use (medical office), if necessary. • Larmoyeux Clinic Property LLC neighborhood • City of Jacksonville • Design and create new park • Cathedral Foundation of Jacksonville, Inc. • Site feasibility study • Determine target market (e.g. Agency Abbreviations Senior, Market, or Affordable) • Cathedral Foundation of • Aging True • Episcopal Development Fund 21 Multifamily Housing 3 • Financial feasibility study • Cathedral District-Jax DIA – Downtown Investment Authority Jacksonville Inc. • Blue Sky Communties • Private Funding • Coordinate with Cathedral Foundation DPW – Department of Public Works • Garage dependent JTA – Jacksonville Transportation Authority • Assess current parking use of existing buildings • YMCA? 22 Senior Center 3 • Cathedral Terrace 2 Ltd. • Potentially reconfigure parking lot • Aging True? FDOT – Florida Department of to increase yield if no garage Transportation • Meet with property owners • Salvation Army Build new parking garage • Private Funding 23 on lot at Church and Main 4 • Determine additional parking needs • Samuel M. Easton Trustee • Property owners • City of Jacksonville TPO – Transportation Planning • City of Jacksonville streets in Downtown • Main Street Addition LLC Organization • Salvation Army Multifamily Housing 24 4 • Meet with property owners • Samuel M. Easton Trustee • Property owners • Private Funding LAP – Local Agency Program around Garage • Main Street Addition LLC
MASTER PLAN 57 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group REVITALIZATION STRATEGY: IMPLEMENTATION
North Quadrant
10 Perform Infrastructure 1 Improvement Cost Estimate
2 3 See transportation diagrams (pp. 30-34) 4 5 for proposed locations. 10
9 22
19 8 6 7 34 21 33 20 West 6 31 31 Quadrant 32 21 28 29 29 24 28 31 East 23 11 30 Quadrant 29 29
28 17 31 25 31 16 18 27 14 26 15 13 12 13
18
South Quadrant
0’ 150’ 300’ 600’ Map of Individual Projects
58 THE CATHEDRAL DISTRICT Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group IMPLEMENTATION MATRIX, CONTINUED Potential Partners or Project Priority Implementation Action Property Owner(s) Lead Role Potential Funding Sources Consultants
• City of Jacksonville • City of Jacksonville • Speak with Salvation Army • Churches Expand and Redesign Main • Salvation Army • Department of Parks and • DIA 25 4 • Provide input on park redesign • Residents Street Pocket Park • City of Jacksonville Recreation • Parks Department • Acquire additional parcel • Businesses • Community Services • Private Funding • Asses available parking Multifamily Housing on lot • Samuel M. Easton Trustee 26 4 surrounding site • Private land owner • Cathedral District-Jax • Private Funding at Main and Adams streets • Grand Lodge of Florida • Meet with property owner • Continue discussions with operator and First Presbyterian Church • First Presbyterian Church of • First Presbyterian Church • Determine if Elections Office parcel 27 Locate new charter school 2 Jacksonville Florida • School Operator • Cathedral District-Jax • School Operator is necessary • City of Jacksonville • City of Jacksonville • Determine acquisition strategy, if necessary • Church of the Immaculate Develop small-scale infill • Garage Dependent Conception • Churches 28 housing on parking lots 4 • Perform feasibility study • First United Methodist Church • Churches • Private Funding and small vacant lots • Get buy-in of landowners • 205 East Church Street LLC • Local Investors • City of Jacksonville
• Meet and coordinate with elected • City of Jacksonville Streetscape and officials, planning department, and • FDOT • Artist group for special 29 4 • Public ROW • FDOT Intersection Improvements DPW • DPW intersections • Meet with FDOT • Churches East Projects • Acquire property • City Create new pocket park in • Coordinate with City and Parks • Zero Duval Street LLC 30 5 • Parks Dept • Cathedral District-Jax • City neighborhood Department • Zero Duval Street II LLC • Cathedral District–Jax (if private) • Determine if Pubic or Private • Hoose Homes and Investments LLC • Dale G Westling Et Al • Investigate feasibility of moving • Fraternal Order of Police and consolidating historic houses • Jerry A. Funk Trust • Builders • Private Funding 31 Small-scale infill housing 5 • Market project to local developers • East Town Inc. • Cathedral District–Jax • Developers • HabiJax and builders, or • 527 Duval Street LLC • Property Owners • Acquire and assemble vacant lots • Roy Lewis • Mary Ann Lewis • Drummond Press Inc. Agency Abbreviations • Detailed loading study • First United Methodist Church? Permanent Supportive 32 5 • Perform proforma • Miller Machinery & Supply Co • Cathedral District–Jax? Housing DIA – Downtown Investment Authority • Acquire property • Catholic Charities? • Talk to City of Jacksonville and DPW – Department of Public Works 33 New Street 5 DPW • City of Jacksonville • City of Jacksonville • City of Jacksonville • Property acquisition JTA – Jacksonville Transportation Authority • SLG Investment Partnership LLP • Meet and coordinate with: City • Miller Machinery & Supply Co FDOT – Florida Department of Council representatives; City of • Southern Region Ind Realty Inc Transportation Create new active Jacksonville; Planning Department; 34 6 • City of Jacksonville • City of Jacksonville recreation park. Parks Departments; DIA • Hogans Creek Station LLC • Acquire property. • Duval County Land Trust No TPO – Transportation Planning • Design park 073305-0100 Organization • City of Jacksonville LAP – Local Agency Program
MASTER PLAN 59 Cathedral District-Jax, Inc. | Torti Gallas + Partners, Inc. | Genesis Group