New project for Downtown... maybe?
QuoteGateway Jax 'Pearl Street District' in conceptual city review
The proposed retail, apartments and office uses could transform five blocks Downtown into a $464.4 million redevelopment.
The Downtown Development Review Board is scheduled to conceptually review the proposed Pearl Street District multiphase site plan, comprising five blocks along Pearl Street between Union and Church streets.
The project is better known as Gateway Jax, which is a transformational Downtown development along Union Street with apartments, retail and other uses that would provide a new gateway vista into Jacksonville's core.
As of May, records showed the transformation could be a $464.4 million project, one of the largest deals ever done on Jacksonville's Northbank.
A project description says the Pearl Street District "features a mix of buildings with retail-activated, vibrant streetscapes as well as thoughtfully planned public areas and walkable streets, all within an 18-hour a day environment."
The site plan outlines Blocks N4, N5, N8, N9 and N11.
They are bordered by Union, Julia, Church and Clay streets and bisected by Pearl, Beaver and Ashley streets.
Plans show Pearl Street would be closed between Beaver and Ashley streets for pedestrian use.
The blocks are:
N4: A building footprint of 57,300 square feet, bounded by Union, Pearl, Beaver and Clay streets.
N5: An existing parking garage to remain.
N8: A building footprint of 59,100 square feet, bounded by Beaver, Pearl, Ashley and Clay streets.
N9: A building footprint of 21,100 square feet, bounded by Beaver, Pearl and Ashley streets, not including the City Place Condominium.
N11: A building footprint of 32,530 square feet, next to the Porter House Mansion, which remains.
The DDRB staff supports conceptual review of the application, 2023-017, with several conditions.
The design team comprises architect Elkus Manfredi; landscape architect Hoerr Schaudt; and engineer England-Thims & Miller Inc.
The Driver, McAfee, Hawthorne & Diebenow law firm is the agent to obtain the DDRB approval for development and related work.
The board is scheduled to meet at 2 p.m. Sept. 14 in the first-floor Lynwood Roberts Room at City Hall at 117 W. Duval St.
The proposed developer, Gateway Jax LLC, is led by Bryan Moll, a veteran of Strategic Property Partners, which is developing the estimated $3 billion Water Street Tampa, a mixed-use waterfront district of 9 million square feet of commercial, residential, hospitality, cultural, entertainment, education and retail space.
Downtown Investment Authority records show the project could include 1,160 apartments, office and retail space, along with the lighthouse parking garage previously owned by First Baptist Church.
A preliminary "Pearl Street Incentives Summary" spreadsheet by Gateway Jax dated March 22, 2023, shows potential taxpayer incentives of $135.64 million, covering 29% of the project.
The city's return on public investment is calculated at $1.04 for every $1 invested.
jaxdailyrecord.com/news/2023/sep/07/gateway-jax-pearl-street-district-in-conceptual-city-review/ (http://jaxdailyrecord.com/news/2023/sep/07/gateway-jax-pearl-street-district-in-conceptual-city-review/)
(https://media.yourobserver.com/img/photos/2023/09/07/Pearl_Street_District_Multi-Phase_Site_Plan_site_master_plan_t850.jpg?94beabde1e982a4eee8f83697e93b1d92468de7c)
There's already an existing thread for this:
https://www.metrojacksonville.com/forum/index.php/topic,37628.0.html
I will grant that purely from a fiscal standpoint this is a much better deal than the Four Seasons for about the same cost in incentives. I'd also note that a number of the parcels in this project (such as the warehouse that's currently on Block N9) were originally bought by JWB, so I'm curious how much involvement they have, if any, with this project. And I wonder if the incentives number includes what appears to be a reconfiguration of Pearl St in addition to the narrowing of other streets. I don't think the article is being accurate about actually closing Pearl St, but the rendering suggests it might be designed to substantially slow vehicles through it, perhaps by having the road at the same level as the sidewalk and using bollards to limit vehicle movement, with potentially the option to close the street for special events.
This project looks like it could be pretty nice, so I hope it's factored interest rates. With the Related, Carter, and American Lions projects all likely dead in the water, and the Laura Trio uncertain, it could be just this and the stadium deal as large projects to discuss in the near future.
This project, along with the FSCJ Master Plan, both restrict - or close - Pearl Street. What does SPAR think about doing this to one of the primary connections between Springfield and Downtown?
It would also be helpful if the block plan gave a hint as to the proposed uses for each. When converting "feet" into "floors" is there a standard guideline? How many floors would the 275-foot N8 block have?
Doesn't SPAR have a pretty clearly defined boundary of the Springfield Historic District? What relevance would they have on proposals outside of their district in Downtown?
Two older articles, here (https://www.jaxdailyrecord.com/news/2023/may/22/dia-records-potential-downtown-project-could-be-a-4644-million-investment/) and here (https://www.jaxdailyrecord.com/news/2023/may/15/conceptual-project-could-transform-at-least-five-downtown-blocks-off-union-street/), provide more context into the specifics of the buildings, including their floor counts, estimated apartment rents, and the breakdown of incentives. Block N8 would be a 22-story mostly residential building at a cost of $232 million, with $65 million of that being city incentives.
Quote from: marcuscnelson on September 07, 2023, 07:33:47 PM
Doesn't SPAR have a pretty clearly defined boundary of the Springfield Historic District? What relevance would they have on proposals outside of their district in Downtown?
True, the SPAR boundary is somewhat north of this development - Hogan's Creek. I am curious if SPAR has taken a position on restricting access via Pearl Street. On the one hand, by limiting through traffic, SPAR may like the idea. On the other hand, they may not like losing a connection to downtown.
Quote
Two older articles, here (https://www.jaxdailyrecord.com/news/2023/may/22/dia-records-potential-downtown-project-could-be-a-4644-million-investment/) and here (https://www.jaxdailyrecord.com/news/2023/may/15/conceptual-project-could-transform-at-least-five-downtown-blocks-off-union-street/), provide more context into the specifics of the buildings, including their floor counts, estimated apartment rents, and the breakdown of incentives. Block N8 would be a 22-story mostly residential building at a cost of $232 million, with $65 million of that being city incentives.
Thanks, I'll take a look.
Quote from: marcuscnelson on September 07, 2023, 07:33:47 PM
Doesn't SPAR have a pretty clearly defined boundary of the Springfield Historic District? What relevance would they have on proposals outside of their district in Downtown?
I think you'll find most of the urban core neighborhoods with strong community organizations have weighed in on Downtown projects from time to time, most recently the Dailys gas station in LaVilla and the Southbank parking garage.
Downtown is everyone's neighborhood, as former Mayor Buckhorn so eloquently argued, but especially so for the communities that directly surround it.
This piece by Chris Hand does a good job at describing the relationship:
https://www.jacksonville.com/story/opinion/columns/mike-clark/2017/08/15/guest-column-revitalized-springfield-key-downtown-s-resurgence/15768776007/
Yes, SPAR and other neighborhoods should be very concerned about any proposals to close the few connecting streets that remain. We can easily design projects to maintain our street grid.
Quote from: marcuscnelson on September 07, 2023, 04:41:41 PM
There's already an existing thread for this:
https://www.metrojacksonville.com/forum/index.php/topic,37628.0.html
Noted. Unfortunately, without a search function for this site (if it exists, I am unaware of it), it is not easy to find and connect to past threads. It would be really useful given how many thousands of threads and years of posting have accumulated.
^We'll work on that. There is a way to jump into the old Metro Jacksonville archives. We need to make that easy to find for everyone.
Also, regarding this particular project, it's not closing Pearl Street.
Quote from: thelakelander on September 08, 2023, 07:24:59 AM
Also, regarding this particular project, it's not closing Pearl Street.
Thanks, I think the question arises due to the highlighting of the block of Pearl between Ashley and Beaver (or N8 and N9) on the project graphics above
.
Does the project assume continuing the existing two-way configuration south of Ashley?
The highlighting illustrates streetscaping of that block into a centralized focal point.
I know JWB has purchased a lot of property on the Northbank and renovations are underway at many of them. Has any building been completed and/or occupied yet?
The rents psf in this project seem very high for the JAX market.
The Seminole Club, First Baptist Convention and Federal Reserve Bank buildings are basically complete. There's tenants either already in or lined up for them. I believe half of the apartments are airbnb.
Still zero market-rate new construction on the Northbank. Doro is the only one if you want to count that. Still doing conversions mainly or income-limited new construction. Nothing new above 10 stories.
We're several years away from being able to do market rate construction for mid-rise stick frame buildings, much less buildings above 10-stories. That's commonly known and won't be resolved anytime soon with the large amount of vacant buildings and empty lots dominating the Northbank scene. Lots of subsidies will be needed. However, we will get there faster if things were a bit more strategically clustered, similar to the current approach by several developers in the area NW of city hall.
I get that they don't need to build parking, but it seems that even incentives for this project will keep it from being economical for some time. I believe that's Vic's observation as well. I don't really understand how this is going to be done but perhaps they are getting everything ready for a better market. The current pipeline beyond '25 is fairly dry.
The site plan received conceptual approval. This quote stood out and hopefully turns out to be true
QuoteTrimmer said Gateway Jax intends to return to the review board in October for final site plan approval and for conceptual approval for three of the buildings.
"This project is well capitalized. Everyone's raring to go. Hopefully you're going to see this one moving at a pace that we're not used to getting to have," Trimmer said.
If they can get this project going quickly, hopefully it will provide the confidence for some of the current stalled projects (in much better parts of DT) to receive the necessary financing to move forward
https://www.jaxdailyrecord.com/news/2023/sep/14/ddrb-advances-plans-for-pearl-street-district-shipyards-marina-building/
^They have an ambitious development schedule. It will be exciting to see if they can accomplish what they want to do within their desired development timeframe.
"Board members complimented Gateway Jax on exceeding city Downtown design codes for shade and tree planting requirements and for having 16- to 20-foot pedestrian zones and sidewalks to make the dense development walkable."
It's nice to have a developer exceed the minimum standards. Not enough of that in Jax. Good to see.
If this goes, UF should go right next door.
Quote from: thelakelander on September 14, 2023, 11:33:55 PM
^They have an ambitious development schedule. It will be exciting to see if they can accomplish what they want to do within their desired development timeframe.
if they can do this in TWICE the time it took Phase 1 of Water Street in Tampa, I will be very impressed!
How long did it take Phase I of Water Street in Tampa, from start to finish? These buildings are much smaller.
Phase one started in 2017 and finished this year and phase two to be completed 2027 which might be much later.
Huge 4-part curtain raise on this project in the Daily Record this morning.
https://www.jaxdailyrecord.com/news/2023/sep/20/gateway-jax-launches-plans-for-downtown-development-that-could-reach-2-billion/
https://www.jaxdailyrecord.com/news/2023/sep/20/sifakis-northbank-scooter-tours-origin-of-20-million-local-investment-in-pearl-street-district/
https://www.jaxdailyrecord.com/news/2023/sep/20/gateway-jax-ceo-drawn-to-the-next-best-place-in-florida/
https://www.jaxdailyrecord.com/news/2023/sep/20/dlp-capital-founder-started-working-on-deal-2-year-ago/
Nice to see the release. I've known the details of this one for a while but could not reveal much info publicly. Headed over to the site soon for the release. A good example of the 3Cs at play.
QuoteSifakis said the investment team is aware of the physical barrier that busy State and Union streets present in creating a safe connection to the development to Springfield and nearby Florida State College at Jacksonville.
Gateway Jax is working with the Jacksonville Transportation Authority, the Florida Department of Transportation and the city to determine solutions.
Cut and Cover tunnels to carry State and Union through traffic through downtown.
Or just reduce the travel lanes, add traffic calming features and force the traffic around on the MLK.
Reading today about these plans makes me think JWB has taken over DIA's job! JWB has a master plan, are making street level activity and aesthetics front and center, building in greenscaping, recruiting developers and money backers, etc.
DIA should be taking notes as this is what they should be organizing for all of the urban core but can't seem to get their act together over the decades. Meanwhile, JWB pulls this together in 1 to 3 years or so, depending on how you measure their efforts.
To add, this quote is interesting:
Quote....The news release said JWB Real Estate Capital and DLP Capital each are donating $500,000 toward development of the proposed $400 million University of Florida graduate campus planned in or near Downtown.
Wenner hopes the campus site is within or near the Pearl Street District, but that has not been decided.
"UF will be a big part of this," Wenner said.
That means apartments and amenities for students, residents and staff.
https://www.jaxdailyrecord.com/news/2023/sep/20/dlp-capital-founder-started-working-on-deal-2-year-ago/
And unlike Southeast with the Trio, they actually seem to have the money for this. Seems unfortunate they're still looking to ask for $135 million from the city but the bang-for-buck doesn't seem too unreasonable.
Do they have all the funding? Sounds like a great project but I don't wanna get too excited. If they're able to actually get started on construction next year, wow.
This article answers the funding question. Very different from Southeast's situation. However, incentives will still be needed. DT Jax simply isn't there for a lot of things people want to see from a market rate perspective. If successful, this is the type of project that can get us there. Not gas stations and suburban low density projects we generally see proposed for downtown:
https://www.jaxdailyrecord.com/news/2023/sep/20/sifakis-northbank-scooter-tours-origin-of-20-million-local-investment-in-pearl-street-district/
I would argue it's a larger impact on the trajectory of Downtown Jacksonville than a new stadium + adjacent entertainment village, and at roughly 1/5th the price to tax payers. Actually, far less.... the Jags price tag thus far doesn't include the entertainment village.
It's not either/or, but the desired incentives for this project seem very reasonable for its impact.
Yes but the stadium is also a very big deal economically. People polled and said maybe jaguars should buy the the stadium they are not going to buy it it belongs to the city. Also its not just the jaguars its the monster jam ,concerts , mls soccer , college football , fl ga game and other stuff everyone keeps forgetting that. The city does benefit from all that. bay street restaurants and hotels all over the city make profit from that so a high end stadium that can accommodate all that is worth it even if a majority don't go there alot of other people do even out of towners which is tourists. Mixed use district also important especially if uf plans that location as well. Jags can't all pay all of that they need money for new players and gear etc. we shouldn't be have khan pay for everything even though he's a billionaire he can still lose a lot of that money like his flex n gate which makes car parts since the auto strike he may have to shift money around to the keep the company afloat. We the taxpayer have to chip in to gets things we cant be selfish in having someone else pay for it. If we pay for its also ours later down the road.
Quote from: marcuscnelson on September 20, 2023, 12:31:14 PM
And unlike Southeast with the Trio, they actually seem to have the money for this. Seems unfortunate they're still looking to ask for $135 million from the city but the bang-for-buck doesn't seem too unreasonable.
Sure would be nice if this group could somehow buy out the Southeast guy and finally make something happen.
The stadium item will be the largest economic conversation this city has this decade. They are a multi-billion dollar company at the end of the day.. We don't have many of those locally. I'm very excited for Gateway, and I think the combination of the two could be what downtown really needs to stop the constant incentives for every project.
i know and i am all for both of these projects. and i read gateway could reach 2 billion dollars phase 1 500 million and 2 billion in 10 years. They talk about 20 blocks being developed is that new blocks from gateway in time or combined with projects like jones bros and all them.
I was also wondering about the 20 block figure. There is no mention of where those 15 blocks are located. Any ideas?
Primarily in the areas that most have foolishly ignored in downtown. Areas of the Northbank like Noco, LaVilla, etc. close to populations that the privileged tend to shy away from. It's these types of projects that we know are coming down the pipeline, that may not immediately be ready for public consumption, that makes us fight to keep the pedestrian hostile projects like Daily's and JTA's AV maintenance shed, from screwing up the overall revitalization plan.
What I think is interesting is that this is going on with the Jags negotiations in the background. Obviously there's no stadium component with Gateway but there's still a compare and contrast aspect.
Agreed, and as someone pointed out previously (maybe Lake) they have been quiet on the details of the surrounding development. Would make you think they were waiting to see what Gateway's incentive package would pencil out to be.
That UF campus NEEDS to be adjacent to FSCJ.
^Why FSCJ? Because of this Gateway project or that its a better fit there than APR?
Quote from: thelakelander on September 21, 2023, 01:04:56 PM
^Why FSCJ? Because of this Gateway project or that its a better fit there than APR?
I've thought it made more sense from the start than in the sports district, but this Gateway project makes it even a better choice.
-FSCJ's property is a totally underutilized hole between downtown and Springfield. 70% of it is surface parking or vacant.
-Colocation with existing educational land use
-FSCJ is closer to the business core
-Greater benefit potential for Lavilla, Downtown Core and the Broad/Boulevard St corridor vs. Eastside neighborhood.
-Now potential direct interaction with Gateway Jax to enourage a walkable "bridging" development across the State and Union corridor.
Not convinced FSJ is the best or preferred site. The downtown campus is, effectively, a commuter school so those parking lots are essential for its students. Not like we have great mass transit to get them there otherwise. I also hear they may have a master/long range plan for their needs that may require more intense use of their holdings over time. Regardless, as Jax's population grows, they need to have room to grow with it.
Already discussed here is the former JEA tower complex. Gateway has now said they also have interest. With all the empty or underused real estate in the core, the closer UF is to the center of it, the better for downtown, IMHO. State & Union, in their present state, are physical barriers for students to deal with to access downtown.
An additional caveat: My experience with urban/town campuses, is students won't leave the comfort of their campus environment very much to begin with. Maybe due to all there needs met on or close to campus, a feeling of security, living in the college "bubble" with their social peers, laziness to walk farther distances, lack of interest in the "real world" outside of campus, lack of familiarity with the off campus world... Admittedly, graduate students might interact a bit more, but maybe not as much as some would expect for the above reasons.
Quote from: jaxlongtimer on September 21, 2023, 10:06:26 PM
Not convinced FSJ is the best or preferred site. The downtown campus is, effectively, a commuter school so those parking lots are essential for its students. Not like we have great mass transit to get them there otherwise. I also hear they may have a master/long range plan for their needs that may require more intense use of their holdings over time. Regardless, as Jax's population grows, they need to have room to grow with it.
^I think both locations have their pros and cons, but at any location, they'd simply build garages to accommodate parking needs. So I don't see parking as a significant factor at this point.
QuoteAlready discussed here is the former JEA tower complex. Gateway has now said they also have interest. With all the empty or underused real estate in the core, the closer UF is to the center of it, the better for downtown, IMHO. State & Union, in their present state, are physical barriers for students to deal with to access downtown.
I'm not sure that the JEA Tower complex makes much sense. It's highest and best use is likely what it was originally designed for.....retail/office space. With FSCJ, there is some synergy in terms of higher education, proximity to UF Health and the Hogans Creek Promenade. It would be possible to extend an elevated pedestrian overpass over State Street to directly connect those campus' with the Skyway's Rosa Parks Station. Gateway and other future projects along the State and Union corridor, also potentially can make those corridors more of a retail destination that any other strip in the Northbank.
QuoteAn additional caveat: My experience with urban/town campuses, is students won't leave the comfort of their campus environment very much to begin with. Maybe due to all there needs met on or close to campus, a feeling of security, living in the college "bubble" with their social peers, laziness to walk farther distances, lack of interest in the "real world" outside of campus, lack of familiarity with the off campus world... Admittedly, graduate students might interact a bit more, but maybe not as much as some would expect for the above reasons.
My experience was very different in Tallahassee (assuming we're calling FAMU and FSU's campus an urban/town environment). At FAMU, basically only freshman lived in the on-campus dorms. My first year, I lived on-campus at FAMU, dated a FSU student who lived on-campus at that school (I washed my clothes at her place), worked at Winn-Dixie on West Tennessee Street, went to church on Springhill Road (near the airport), etc. I also spent a lot of time at Tallahassee Mall, Governors Square, Guthries, etc. In other words, I spent a lot of time on campus but I also had a car and was all over Tallahassee.
My remaining four years, I lived in off-campus apartments, worked off-campus and really became more of a commuter, specifically to the School of Architecture building, then spending any time on-campus. Overall, I probably visited FSU's library more so than I did FAMU's during my time in school there.
^ My experience is more with students not having cars. If they have cars, at this point, students at UF are probably headed to the beach or Town Center, not downtown. I was sticking with walkable setups, not auto-centric, but, either way, not sure downtown will fully reap the traffic possibilities unless businesses do something to cater more to typical student life. I could see students headed over to Chamblin's bookstore, for example.
LOL, you didn't date your friend just so she would clean your clothes?! Did she cook for you too ;D?
While at FAMU, students could also ride the bus system for free. Most who did not have cars, took advantage of that opportunity.
My son is enrolled in a small private university in Atlanta. He does not have a car. During his freshman year, he and his friends would walk or take uber/lyft to get to the grocery store, restaurants, entertainment, etc. off-campus.
I recently spoke to students at EWU and asked them similar questions, thinking that there is an opportunity for New Town and Kings Road to be much more than what they are today economically. Those students mentioned that since the school doesn't have enough dorm space, the school had contracted with a hotel near the airport and provides bus service to connect them with the campus to attend classes. They also mentioned a need for businesses along the Kings Road corridor that could cater to the student population and critical mass of people that EWU draws into that area. Other than Popeye's Chicken and Checkers, many of those students also find ways to get to other areas of town like Town Center, for entertainment, dining, services, etc. Overall, it seems that kids do get off campus, regardless of if they have their own transportation or not.
Quote from: jaxlongtimer on September 22, 2023, 01:54:17 AM
LOL, you didn't date your friend just so she would clean your clothes?! Did she cook for you too ;D?
LOL, while that was certainly a benefit, I wasn't that shallow. I spent plenty money on gas, driving her around and paying for food, movies, etc.
I like FSCJ for the UF campus. We like to go on about clustering complementing uses in a compact site on this forum, and that could be achieved nicely when paired with Gateway Jax. You'd have Gateway Jax between to two people magnets in a UF campus and the courthouse district, so that really sets up any public investments we make in Gateway Jax up for success. That in turn makes the UF campus more attractive to prospective students. Then you would also have close access to the Skyway at Rosa Parks (for now) to move students throughout the urban core, too. Plus, it's closer to Shands and the CBD and the emerald necklace.
If that's not reason enough, it also changes the image of one of the major entry points into downtown to combat the overall perception of downtown as a dirty and dangerous place. To top it off it has easy highway access for those commuter students.
Locating UF at the fairgrounds would be ok, but the FSCJ location is a slam dunk. I just finished my master's from UF five years ago, and I can tell you that's location I'd want as a student, too.
Quote from: thelakelander on September 22, 2023, 11:12:48 AM
I recently spoke to students at EWU and asked them similar questions, thinking that there is an opportunity for New Town and Kings Road to be much more than what they are today economically. Those students mentioned that since the school doesn't have enough dorm space, the school had contracted with a hotel near the airport and provides bus service to connect them with the campus to attend classes. They also mentioned a need for businesses along the Kings Road corridor that could cater to the student population and critical mass of people that EWU draws into that area. Other than Popeye's Chicken and Checkers, many of those students also find ways to get to other areas of town like Town Center, for entertainment, dining, services, etc. Overall, it seems that kids do get off campus, regardless of if they have their own transportation or not.
I remember hearing about that and I'm still just astounded to hear it. Looking at the Property Map it seems like the school does have land, so I'm wondering what's preventing them from infilling the campus with more student housing, or at least finding a closer space to shuttle them from. Is this potentially a zoning issue, or a lack of city support for the uni's plans?
^I don't know what's totally up with Edward Waters. It would seem that they have the potential to anchor supporting commercial uses on Kings and a need for dormitory expansion. I can only assume that they don't have the capital to expand. If funds are an issue, then that is something I do believe that it would be useful to explore various public incentives to do so.
^ EWU received a chunk of change, as I recall, during the Curry administration, and it was used for the football stadium. I wonder if it would been better to invest in dorms and other projects that promote better student life. Same choices Jax is facing in money for the stadium vs. City projects that impact citizen's quality of life otherwise.
Sports are great but maybe should take a back seat to some other investments when resources are so strained.
They need a lot of investment on and around that campus. I don't know if you've had a chance to watch a game at the new on-campus stadium, but it is a huge improvement for better student life. I know they have possession of the former James Weldon Johnson school next door to the stadium and utilize its locker rooms. It would be good to assist the school in expansion about better utilization of that educational facility as well. Nevertheless, without a doubt, more student housing on-campus appears to be a need that would be good for on-campus life, as well as the surrounding New Town community. All of these things (including a better Student Union) help create a critical mass that can result in more commercial and small business growth along Kings Road. In their current state, that student life money is flowing right out of Durkeeville/New Town and right into Town Center and River City Marketplace.
There is a link in this article to EWU's 2025 strategic plan:
https://www.ew.edu/edward-waters-receives-sacscoc-approval-to-offer-eight-new-high-demand-academic-programs/
It mentions the development of a new $21 million on-campus 300-bed living, learning & community center.
Quote from: thelakelander on September 23, 2023, 09:20:59 PM
They need a lot of investment on and around that campus. I don't know if you've had a chance to watch a game at the new on-campus stadium, but it is a huge improvement for better student life. I know they have possession of the former James Weldon Johnson school next door to the stadium and utilize its locker rooms. It would be good to assist the school in expansion about better utilization of that educational facility as well. Nevertheless, without a doubt, more student housing on-campus appears to be a need that would be good for on-campus life, as well as the surrounding New Town community. All of these things (including a better Student Union) help create a critical mass that can result in more commercial and small business growth along Kings Road. In their current state, that student life money is flowing right out of Durkeeville/New Town and right into Town Center and River City Marketplace.
I notice that EWU doesn't appear to have a CRA, while JU (at least the area around it) does. Is there a reason for that? It certainly strikes me that developing the college would be great for giving the neighborhood around it a core of its own, especially if that's paired with things like improving walkability and traffic calming on Kings Rd. It's part of why I'm a little unhappy about how they chose to fence off the campus, especially when they did it while mostly keeping sidewalks to what looks like their minimum 5-foot size. I respect the need for security but it feels like there was a better way to go about it.
Quote from: thelakelander on September 24, 2023, 01:33:47 PM
There is a link in this article to EWU's 2025 strategic plan:
https://www.ew.edu/edward-waters-receives-sacscoc-approval-to-offer-eight-new-high-demand-academic-programs/
It mentions the development of a new $21 million on-campus 300-bed living, learning & community center.
I'm curious where the LLCC (L2C2?) would go on campus. If it wasn't for the likely parking need the part with the Popeyes between the performing arts area and stadium looks like a decently sized area. Wherever it goes, I hope they take the time to really think through building it in a way that makes it part of the community.
Would echo the views of others that this generally looks promising.
Compare this to the Trio project which really is a disgrace at this point.
Quote from: marcuscnelson on September 24, 2023, 03:09:49 PM
Quote from: thelakelander on September 23, 2023, 09:20:59 PM
They need a lot of investment on and around that campus. I don't know if you've had a chance to watch a game at the new on-campus stadium, but it is a huge improvement for better student life. I know they have possession of the former James Weldon Johnson school next door to the stadium and utilize its locker rooms. It would be good to assist the school in expansion about better utilization of that educational facility as well. Nevertheless, without a doubt, more student housing on-campus appears to be a need that would be good for on-campus life, as well as the surrounding New Town community. All of these things (including a better Student Union) help create a critical mass that can result in more commercial and small business growth along Kings Road. In their current state, that student life money is flowing right out of Durkeeville/New Town and right into Town Center and River City Marketplace.
I notice that EWU doesn't appear to have a CRA, while JU (at least the area around it) does. Is there a reason for that? It certainly strikes me that developing the college would be great for giving the neighborhood around it a core of its own, especially if that's paired with things like improving walkability and traffic calming on Kings Rd. It's part of why I'm a little unhappy about how they chose to fence off the campus, especially when they did it while mostly keeping sidewalks to what looks like their minimum 5-foot size. I respect the need for security but it feels like there was a better way to go about it.
The CRA's are intended for commercial redevelopment primarily. Arlington's CRA zone applies (mainly) to the commercial property abutting very particular high visibility streets.
The area around EWU is very residential, with a good amount of public & industrial use as well. The area has very limited commercial zoning. I suppose with a master plan of what they want to do, a CRA would be justified. Nonetheless, it would be tiny compared to the Arlington CRA.
With the closure of the JIA CRA, I do think the COJ needs to consider a few smaller CRA's in response. EWU, Lake Shore, and the Eastside/Phoenix areas come to mind.
Quote from: Jax_Developer on September 24, 2023, 10:55:43 PM
The CRA's are intended for commercial redevelopment primarily. Arlington's CRA zone applies (mainly) to the commercial property abutting very particular high visibility streets.
The area around EWU is very residential, with a good amount of public & industrial use as well. The area has very limited commercial zoning. I suppose with a master plan of what they want to do, a CRA would be justified. Nonetheless, it would be tiny compared to the Arlington CRA.
With the closure of the JIA CRA, I do think the COJ needs to consider a few smaller CRA's in response. EWU, Lake Shore, and the Eastside/Phoenix areas come to mind.
Odd, I think I disagree with that concept. The JIA CRA seems to simply encompass a general area which makes a lot more sense, and it should absolutely be part of a CRA's purview to consider and support residential uses in redevelopment. I do agree on creating more CRAs in general though.
Actually, the Florida CRA statute focuses on residential needs, and not commercial. Following are the key definitions that must be cited when a city or county declares the "need" for a CRA. From the Florida Community Redevelopment Act.
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163.340 Definitions
(7) "Slum area" means an area having physical or economic conditions conducive to disease, infant mortality, juvenile delinquency, poverty, or crime because there is a predominance of buildings or improvements, whether residential or nonresidential, which are impaired by reason of dilapidation, deterioration, age, or obsolescence, and exhibiting one or more of the following factors:
(a) Inadequate provision for ventilation, light, air, sanitation, or open spaces;
(b) High density of population, compared to the population density of adjacent areas within the county or municipality; and overcrowding, as indicated by government-maintained statistics or other studies and the requirements of the Florida Building Code; or
(c) The existence of conditions that endanger life or property by fire or other causes.
(8) "Blighted area" means an area in which there are a substantial number of deteriorated or deteriorating structures; in which conditions, as indicated by government-maintained statistics or other studies, endanger life or property or are leading to economic distress; and in which two or more of the following factors are present:
(a) Predominance of defective or inadequate street layout, parking facilities, roadways, bridges, or public transportation facilities.
(b) Aggregate assessed values of real property in the area for ad valorem tax purposes have failed to show any appreciable increase over the 5 years prior to the finding of such conditions.
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness.
(d) Unsanitary or unsafe conditions.
(e) Deterioration of site or other improvements.
(f) Inadequate and outdated building density patterns.
(g) Falling lease rates per square foot of office, commercial, or industrial space compared to the remainder of the county or municipality.
(h) Tax or special assessment delinquency exceeding the fair value of the land.
(i) Residential and commercial vacancy rates higher in the area than in the remainder of the county or municipality.
(j) Incidence of crime in the area higher than in the remainder of the county or municipality.
(k) Fire and emergency medical service calls to the area proportionately higher than in the remainder of the county or municipality.
(l) A greater number of violations of the Florida Building Code in the area than the number of violations recorded in the remainder of the county or municipality.
(m) Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area.
(n) Governmentally owned property with adverse environmental conditions caused by a public or private entity.
(o) A substantial number or percentage of properties damaged by sinkhole activity which have not been adequately repaired or stabilized.
163.355 Finding of necessity by county or municipality.—No county or municipality shall exercise the community redevelopment authority conferred by this part until after the governing body has adopted a resolution, supported by data and analysis, which makes a legislative finding that the conditions in the area meet the criteria described in s. 163.340(7) or (8). The resolution must state that:
(1) One or more slum or blighted areas, or one or more areas in which there is a shortage of housing affordable to residents of low or moderate income, including the elderly, exist in such county or municipality; and
(2) The rehabilitation, conservation, or redevelopment, or a combination thereof, of such area or areas, including, if appropriate, the development of housing which residents of low or moderate income, including the elderly, can afford, is necessary in the interest of the public health, safety, morals, or welfare of the residents of such county or municipality.
Quote from: marcuscnelson on September 24, 2023, 03:09:49 PM
Quote from: thelakelander on September 23, 2023, 09:20:59 PM
They need a lot of investment on and around that campus. I don't know if you've had a chance to watch a game at the new on-campus stadium, but it is a huge improvement for better student life. I know they have possession of the former James Weldon Johnson school next door to the stadium and utilize its locker rooms. It would be good to assist the school in expansion about better utilization of that educational facility as well. Nevertheless, without a doubt, more student housing on-campus appears to be a need that would be good for on-campus life, as well as the surrounding New Town community. All of these things (including a better Student Union) help create a critical mass that can result in more commercial and small business growth along Kings Road. In their current state, that student life money is flowing right out of Durkeeville/New Town and right into Town Center and River City Marketplace.
I notice that EWU doesn't appear to have a CRA, while JU (at least the area around it) does. Is there a reason for that? It certainly strikes me that developing the college would be great for giving the neighborhood around it a core of its own, especially if that's paired with things like improving walkability and traffic calming on Kings Rd. It's part of why I'm a little unhappy about how they chose to fence off the campus, especially when they did it while mostly keeping sidewalks to what looks like their minimum 5-foot size. I respect the need for security but it feels like there was a better way to go about it.
Quote from: thelakelander on September 24, 2023, 01:33:47 PM
There is a link in this article to EWU's 2025 strategic plan:
https://www.ew.edu/edward-waters-receives-sacscoc-approval-to-offer-eight-new-high-demand-academic-programs/
It mentions the development of a new $21 million on-campus 300-bed living, learning & community center.
I'm curious where the LLCC (L2C2?) would go on campus. If it wasn't for the likely parking need the part with the Popeyes between the performing arts area and stadium looks like a decently sized area. Wherever it goes, I hope they take the time to really think through building it in a way that makes it part of the community.
I believe the Florida legislature has effectively banned new CRA's from being implemented.
Here's the section added to Slap Mickey Mouse. It clearly sunsets CRAs in existence in 2019, but doesn't appear to repeal the creation sections. (But I haven't read the whole thing)
Quote
163.3755 Termination of community redevelopment agencies.—
(1) A community redevelopment agency in existence on October 1, 2019, shall terminate on the expiration date provided in the agency's charter on October 1, 2019, or on September 30, 2039, whichever is earlier, unless the governing body of the county or municipality that created the community redevelopment agency approves its continued existence by a majority vote of the members of the governing body.
(2)(a) If the governing body of the county or municipality that created the community redevelopment agency does not approve its continued existence by a majority vote of the governing body members, a community redevelopment agency with outstanding bonds as of October 1, 2019, that do not mature until after the termination date of the agency or September 30, 2039, whichever is earlier, remains in existence until the date the bonds mature.
(b) A community redevelopment agency operating under this subsection on or after September 30, 2039, may not extend the maturity date of any outstanding bonds.
(c) The county or municipality that created the community redevelopment agency must issue a new finding of necessity limited to timely meeting the remaining bond obligations of the community redevelopment agency.
Good info FSU. Didn't know that.
But yes, CRA's were intended for residential benefit. That was done through primarily commercial revitalization here in Jacksonville. We don't have high-density residential real estate outside of a few very small areas. The JIA CRA was very old, and massive.. intended to help development in that general area. They got rid of it because it's purpose had been fulfilled for quite some time.
Look at the Arlington or New Soutel CRA. They primarily encompass commercial spaces, with a small % being residential. The thought being, commercial revitalization will impact residential. Both of those CRA's were crafted with this principal in mind. The only other CRA that I know of, was downtown. And although we love our residential projects downtown, there are a far greater range of benefits for commercial uses than any other use currently.. that isn't a mistake. The thoughts for those benefits came from somewhere. If anything, the residential benefits are a "add-on."