Opposition is brewing in San Marco concerning the impact of Jacksonville's latest proposed transit oriented development.  Can common ground be found between opposing sides?

 What is Jackson Square?

Jackson Square is a 17.2 acre transit oriented development proposed between a potential JTA commuter rail line and a blighted section of Philips Highway.  If approved, the two phase project will replace an abandoned car dealership with 900 apartments, 200,000 square feet of office space and 150,000 square feet of boutique retail space.

What is a TOD?

TRANSIT ORIENTED DEVELOPMENT is a fast growing trend in creating vibrant, livable communities. Also known as Transit Oriented Design, or TOD, it is the creation of compact, walkable communities centered around high quality train systems. This makes it possible to live a higher quality life without complete dependence on a car for mobility and survival.

COMPONENTS OF TRANSIT ORIENTED DESIGN

-Walkable design with pedestrian as the highest priority
-Train station as prominent feature of town center
-A regional node containing a mixture of uses in close proximity including office, residential, retail, and civic uses
-High density, high-quality development within 10-minute walk circle surrounding train station
-Collector support transit systems including trolleys, streetcars, light rail, and buses, etc
-Designed to include the easy use of bicycles, scooters, and rollerblades as daily support transportation systems
-Reduced and managed parking inside 10-minute walk circle around town center / train station

BENEFITS

-Higher quality of life
-Better places to live, work, and play
-Greater mobility with ease of moving around
-Increased transit ridership
-Reduced traffic congestion and driving
-Reduced car accidents and injuries
-Reduced household spending on transportation, resulting in more affordable housing
-Healthier lifestyle with more walking, and less stress
-Higher, more stable property values
-Increased foot traffic and customers for area businesses
-Greatly reduced dependence on foreign oil
-Greatly reduced pollution and environmental destruction
-Reduced incentive to sprawl, increased incentive for compact development
-Less expensive than building roads and sprawl
-Enhanced ability to maintain economic competitiveness

http://www.transitorienteddevelopment.org/

Examples of Transit Oriented Developments

Saltillo Lofts

City: Austin, TX
Year completed: 2006
Mass Transit Option: Metrorail (commuter rail)

Saltillo Lofts is a mixed-income development within walking distance to commercial corridors, major employment centers, and urban neighborhoods. The transit oriented and pedestrian-friendly nature of the project reduces automobile use/air pollution and creates a vibrant metropolitan atmosphere. Eleven of the development's 29 units are priced for residents making 80% of Austin's median family income. This development resuscitated an area of town that was previously considered undesirable, and created housing for an often overlooked group of homebuyers who don't want to live in a suburban area yet can't quite afford central city prices.

http://www.austinenergy.com/energy%20efficiency/programs/

The Promenade Rio Vista

City: San Diego, CA
Year completed: 2003
Mass Transit Option: San Diego Trolley (light rail)
Description: 970-unit upscale apartment complex

"Think how nice it would be to welcome your friends over to a place that perfectly reflects your sophisticated style. Imagine leaving the car at home and still being able to get to your favorite destinations easily. Consider the rewards of refreshingly civilized living..."

Welcome to The Promenade Rio Vista, the most unique and desirable apartment community in San Diego, “America’s finest city.” A self-contained village in the heart of vibrant Mission Valley, The Promenade truly has it all.
http://www.promenadeliving.com

Dadeland Station

City: Miami, FL
Year completed: 1996
Mass Transit Option: Miami Metrorail (heavy rail)

Dadeland Station was a joint-development effort between BDG and the Metro-Dade Transit Authority. Dade County successfully converted a surplus and dormant, County-owned surface parking lot into an income-producing asset estimated to produce in excess of $100,000,000 taxpayers over its 90 year lease term.

Dadeland Station combines architectural and urban innovation with a strategic rethinking of the commercial retail mall in the creation of the first, major vertical power center in the United States. By stacking multiple “big-box” retailers on top of each other, the development team creatively placed 350,000 square feet of retail space and a 1,450-car, vertical parking lot onto a constrained 7.5-acre tract of land. A covered galleria, on an urban scale and visible on the Miami skyline, provides direct, covered access from the three levels of the retail complex to the six-level garage.

BDG is the Developer and 60% Owner of the Dadeland Station Shopping Center. Dadeland Station is a 350,000 ± sq. ft. vertical power center located adjacent to Dadeland Mall and the Dadeland North Metrorail Station at US Highway 1 and the Snapper Creek Expressway [SR 878], in Miami, Florida.
www.berkowitzdevelopment.com/aboutus.htm

Streetcar Lofts

City: Portland, OR
Year completed: 2001
Mass Transit Option: Portland Streetcar (streetcar)
Description: 135 condominium units with street level retail. 

The Streetcar Lofts are located at 12th and Lovejoy. The ‘Go By Streetcar’ sign and the Streetcar Lofts are one of the most recognized residences in Portland.

Streetcar Lofts broke the mold in downtown Portland living. Built to look like an historic Soho loft building, Streetcar earned national architecture awards for its industrial architecture and interior features.
http://pearldistrict.com/pearl-district-streetcar-lofts.html

Philips Highway Today:

Recent images show that the Philips Highway corridor is in need of a makeover.

 

The Opposition:

Although Jackson Square faces Philips Highway, nearby River Oaks Road residents fear the development will negatively impact their community by bringing additional traffic to their neighborhood.  Some also believe that the Southside's first potential transit oriented development will lead to lower property values and a reduction in the quality of life for their neighborhood. 

Most are calling for the city to close the River Oaks Road railroad crossing and want the developer to support them in their effort.  Some are even threatening to oppose the approval of the development altogether if this is not done.

Single family residences line River Oaks Road on the west side of the railroad crossing.  Residents fear the approval of Jackson Square will result in a large number of drivers using their neighborhood street as a shortcut between Philips Highway and San Jose Blvd.

The Florida East Coast Railway separates the River Oaks Road community and the Jackson Square property.

The Con of Closing River Oaks:

Closing the only crossing over the railroad tracks between Atlantic Blvd. and St. Augustine Road, River Oaks residents driving east will create the traffic they are fighting to keep off their street. It is a solution that eliminates multiple access points, which serve to diffuse through traffic, and ultimately ends up making traffic congestion and sprawl much worse.

Closing the railroad crossing and restricting traffic flow to single streets follows a path of road planning that has historically led to major congestion on arterial highways.

The Pro of Closing River Oaks: 

Closing the crossing would eliminate most of the River Oaks community's opposition.  FEC would likely favor closing the crossing because it reduces their exposure to accidents and trespassers.  Closing the crossing could even become a concession that could help allow commuter rail along this rail corridor in the future.

Metro Jacksonville's Position:

It is Metro Jacksonville's opinion that if we are serious about curbing sprawl and becoming more sustainable, Jackson Square is the type of development Jacksonville needs.  It also appears that the closing of River Oaks Road and the rezoning approval of Jackson Square are two separate issues.  This is because, regardless of whether the River Oaks crossing is closed, the Jackson Square development's main access point is Philips Highway.  The opening or closing of the River Oaks crossing does not appear to impact the design of the development in any fashion.

While the discussion of closing River Oaks Road needs to be seriously vetted, its a separate issue that should not be tied to the rezoning approval of Jackson Square, unless a completed traffic study deems it necessary.  However, we fully believe JTA, the planning department, River Oaks residents and the developer should work together to develop solution that enhances both the existing community and the proposed development.

The latest site plan shows most of the development's vehicular movement positioned to feed into Philips Highway.  A secondary access point connects to River Oaks Road.  Depending on the results of a traffic study, a right-in/right-out or right-in/left-out could help reduce any potential negative traffic impacts to River Oaks Road.

One issue that has been overlooked is the fact that surface parking will sit between this development and Philips Highway.  To better encourage walkability and stimulate similar development, the buildings should be moved to front Philips Highway.

Jackson Square with surface parking lots between Philips Highway and the buildings.

Jackson Square with buildings next to sidewalks, as opposed to surface parking lots.

Public Hearing Meeting Dates

Application Number: R-2008-563

City Council - Tuesday, August 26, 2008 at 5:00P.M.
(Procedure: Formal hearing, 3-limit, no general discussion.)

Planning Commission - Thursday, August 28, 2008 at 1:00P.M.
(Procedure: Public Meeting. Technical review and advisory recommendation to the LUZ Committee.  Opportunity to speak at the discretion of the Chairman.)

Land Use & Zoning Committee - Wednesday, September 3, 2008 at 5:00P.M.
(Procedure: All testimony will be heard, and this committee recommends a proposed final action to the full City Council.  The Planning and Development Department and applicant/representative should be present with information.)

What Can You Do?

Regardless of your position, it is important to let city officials hear your voice.  To voice your support, opposition, or concerns regarding the approval of this development, contact the City Council to express your concerns. 

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Article written by Ennis Davis