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239
YBOR CITY HOUSING STUDY
A Terminal Project in Architectural Preservation
(in partial fulfillment of the requirements
leading to the degree, Master of Arts in Architecture)
David L. Everhard
Supervising Committee:
Philip Wisely, Chairman
F. Blair Reeves
Edward Crain
The University of Florida
June, 1978
This final project is dedicated to
tiy wife, Dana, whose hard work and
encouragement have made my years
in college possible.
ACKNOWLEDGEMENTS
I want to thank the following people
whose assistance has been valuable
to me in accomplishing the goals
of this project:
Phil Wisely
Blair Reeves
Ed Crain
Carl Feiss
Phil Werndli
(and good old Charley Willits).
Table of Contents
The Tampa Bay Region................1
Ybor City History.................. 11
The Seidenberg Factory.............22
Site Analysis.................... 30
Site Development................... 45
Design Goals............... ......53
Bibliography ....................... 58
THE TAMPA BAY REGION
1
allahassee
Tampa Bay Region
Florida And The Tampa Bay Region
The Tampa Bay Region is on the Gulf Coast of Florida and is
tempered by the Gulf's water. The average temperature is from
60� to 810 and an average of 50" of rainfall occurs each year.
Limestone, marl, sand, mineral water and phosphate are the
principal resources and, principal industries.
9 . - -
--i"!- 7 -7Ir
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Wes Ta mp. Ta mp.a_ He ghts J .tor-. ity r..... . ,
;entrdl SBu4s iess Area
Hyde r- (Old mEstuary
,14 now covers the Ulen
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7-\
Tampa is a sprawling urban area The Central Business Tampa Sub-Areas
District now covers the original Tampa settlement. The
Ybor Estuary once served as a port for the tobacco products.
Background History of the Tampa Bay Region
The Tampa Bay Area of Florida is a Gulf Coast Region
centered on the cities of Tampa and St. Petersburg.
It is a region which is rich in Spanish and Latino tradition.
Tampa Bay is a reputed landing site of Hernando De Soto
during his fruitless and fatal expedition of the 1530's.
Later in the 1550's, Spanish missionaries attempted to
Christianize the local Indians but were killed by the hostile
natives.
Don Pedro Menendez de Aviles, the founding father of
the Spanish town of St. Augustine, arrived in the Tampa
Bay area in 1565 while on a mission to drive the French
from Florida. His success in the founding of St. Augustine
had earned him the titles of Governor, Adelantado, and Captain
General of Florida. He established a blockhouse which was
outfitted with a garrison, and a missionary priest but they
were driven out by hostile Indians. The Indians of the area
were almost wiped out, however, by epidemic diseases which
the early explorers brought and spread in the land.
For almost 200 years there was little new exploration
or settlement in the Tampa Bay Region, until in 1763 when
the English took possession of Florida in exchange for Havana.
Maps and surveys of the Tampa area were done at this time
and Tampa was "rediscovered" so to speak. After a period
of 20 years, Florida again reverted to Spanish control but
then soon after became American Territory in 1821. By this
time, 30 to 40 Spanish rancheros had been established in
the area. Their presence encouraged later Spanish settlers
to join the flow of persons from elsewhere in the country
to establish homesteads under the Homestead act of 1842.
The Seminole Wars which lasted from about 1818 to 1840
delayed the settlement of the area, but the settlers who
did come found a mild climate, with an abundance of game,
fish, and pastureland. Cattle-raising was the first major
industry of the region and shipping, which developed in
necessity to the cattle-raising, was second.
The community grew slowly as a port and agricultural
area until the time of the Civil War when Federal gunboats
patrolled and blockaded the port and attempted to cut off
the flow of longstaple cotton which was grown in the Tampa
area. For 10 years following the War the area's economy
stagnated as it:was with much of the South during this
Period. By 1873 however new pressures began to expand the
Tampa Bay Area's economy and transportation. New boatlines
and stagecoach lines were established. Henry B. Plant, a
prominent and wealthy railroad owner in Georgia and the
Carolinas, who has been credited with the development of
Tampa into a major city, acquired a Federal Land Grant
to extend a railroad line from Kissimmee to Tampa. On January
23, 1884 the railroad was completed. In 1885, Plant extended
this line to Port Tampa, 10 miles southwest on the Tampa Bay
and opened Tampa Bay (which was relatively shallow in most
areas) to berths for 25 ocean-going steamships. At this same
time, a new industry was springing up in Tampa that was to
make Tampa famous. This was the "clear Havana Cigar" industry.
A Latino settlement called Ybor City about a mile from the
existing village of Tampa was founded. The story of Ybor City
will follow however.
Phosphate rock which was discovered in Florida about
1889,,. lead to an industry that skyrocketed as investment
capitol poured in from all over the country. Tampa was
the closest port capable of shipping the rock and soon
became a world leader in the industry. H.B. Plant brought
not only the railway and shipping money to Tampa, he also is
credited with bringing a taste of culture and society
to the previously agricultural city. He built several
fabulous hotels that brought the tourist trade and many
prominent citizens to the growing port.
The killing freezes which swept the state in 1894
and 1895 eliminated the citrus industry in the Northern counties
of Florida and forced a wave of population to the more temp-
erate latitude of Tampa. Meanwhile the cigar industry in
Tampa was growing rapidly in Ybor City and the Latino population
there was swelling. When the Spanish American War broke
out in Cuba in 1897, Tampans were very concerned with the
state of affairs for several reasons. Many of the Latins
in Tampa were of Cuban origin and had a vested interest in
their homeland; also, the supply of Havana tobacco was
essential to the future of the cigar factories. Tampa, with
its port and rail facilities, soon became a staging area for
the actions of the war. H.B. Plant's Tampa Bay Hotel
was the Headquarters for the Army and many news men. The
money being spent in the town brought a new prosperity
but also brought Tampa a reputation for wild and illicit
operations. It has been said that the Rough Riders did
more fighting in Tampa than they did in Cuba.
Between 1890 and 1900 Tampa's population nearly tripled.
Numerous civic and harbor improvements occurred in the follow-
ing years that transformed Tampa from a town to a city.
Railroad stations, hotels, and industrial works, as well as
street lights and concrete sidewalks were being added to the
city's landscape. Expansion took place in all directions,
utilizing swamps, islands by dredging and filling to create
new land such as Davis Island which was an exclusive housing
development.
M* -
Downtown Tampa in 1923
The Florida Land Boom of 1924-25 affected Tampa,
driving real estate prices skyward and creating a flooded
market of Northern investors and tourists, and new resi-
dents. In spite of the wild speculation, Tampa was fortun-
ate to be left with many ,public and private improvements.
The population had increased by 50,000 people. Thousands
of, homes, new hotels, office buildings, paved streets,
bridges and parks had been built during these years just
prior to the Depression, amenities which, despite owners'
bankruptcy, had become a permanent part of Tampa's
environment.
As in many areas, the economy of the Tampa Bay Region
was stagnated for many years after the depression and it
was really the economic drive of the Second World War which
pulled it out. In 1939, MacDill Field, a U.S. Army base for
heavy bombers was established. Also Drew Field was trans-
formed into a training base for bomber crewmen headed overseas.
Since the war, Tampa has continued to grow in size and
population, and a great deal of new construction goes on
day after day. It is a dynamic and progressive city that
must deal with the problems of rapid growth intelligently
and cautiously. As will be seen in Ybor City, urban renewel
has created a great wasteland so bleak that virtually no new
building has replaced it.
Ybor City is one of the most interesting of Tampa's
unique centers and, though much has been lost, it still
contains or represents a rich heritage important to the
Tampa Bay Region.
Vincente Martinez Ybor
YBOR CITY HISTORY
11
Ybor City History
As was stated earlier, Ybor City was born out of the
idea that cigars could be made economically in Tampa. This
idea was really envisioned in 1883 by a Spanish Civil
Engineer named Guarino Gutierrez who originally intended
to establish the guava growing and processing industry
in Tampa. When the region fell short of his expectations
in that industry, he came up with the cigar-making idea,
realizing that the climate of Tampa was very close to the
environment of Havana, Cuba where the finest cigar tobaccoes
in the world were being grown. He laid out a survey for
a small town two miles east of Tampa which was, at the time,
a town of about 700 people with no rail connections but was
blessed with a harbor of encouraging potential.
Gutierrez went to New York City to convince his two
friends, Vicente Martinez Ybor and Ignacio Haya, of the
potential of his proposition. Ybor and Haya were already
successful cigar manufacturers who had previously operated in
Havana but had left because of severe regulations imposed
by the Spanish Crown which ruled at the time. Hundreds of
Cubans had already left that country to work for Ignacio
Haya in his Key West plant. When Gutierrez informed Ybor
and Haya of H.B. Plant's plans of opening Tampa up to
rail and steamship services, they were easy to convince and
went to Tampa and purchased 40 acres of land which Gutierrez
had surveyed.
On October 8, 1885, the cigarmakers started to clear
and fill their properties and build streets. Carpenters and
brick masons followed close behind building houses and
factories. Within five months of the first arrival of
the workers, the first Cuban cigarmakers arrived. The
cigar industry boomed right from the start and soon many
other cigar factories were under construction moving
their industries from Key West, Havana and New York City.
Later many Italians and Germans were employed rolling the hand-
made cigars.
W2a1 [ ..
Tampa-Ybor City Railroad in 1890
~T~JIi B~
Seventh Avenue in 1920's
The largest of the manufacturers was Vincente Martinez
Ybor whose plant was built in 1886 and was at one time the ,
biggest cigar factory in the world. This factory, now known
as "Ybor Square" has recently been rescued from abandonment
and adapted to a new use as a shopping/restaurant complex by
Trend Publications, Incorporated. The original timber con-
struction is intact inside and the faint smell of Havana cigars
still lingers.
Sanborn Maps (located in the University of Florida Map
Library) depict the growth which was taking place in this
era. The maps of 1884 of Tampa do not include Ybor City at
all. In 1889 however separate maps of the Ybor area were
included and show a well-developed town with five operating
cigar factories, the Ybor factory, the Lozano Pendas factory,
the Sanchez and Haya factory, the Emilio Pons factory, and the
R. Monne and Brothers factory. By 1892, one additional cigar
factory was established and the population of Tampa hit
-, !- - - - - , . . ,
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WesTmpa - 6
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1 . -.. " /
S-
-i~ - LtJ_ \:-^.Af-.m3a's Cigar Factorie (1899
Their were at least 28 cigar factories in Tampa by June of 1899. Between
March of 1892 and June of 1895, there were more than 20 new factories built.
.. * " r , --..- -,
Ta mp y Je 8 Between
.. .. . } .',. ', :' . " . - - = .'.'" , ; ' ;" ,:. !'; ::
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, ; .-!, .=- " ' .:,.-T '" " ' " ' " " '- - " J t'" ?-L
March of-' 1892 and Jue f89, thr ...... m-or-e-.,, than. 20 ne factrie built
Don Ignacio Haya
Factory
Gonzalez and Mora Factory
- ,-~--,-,-
Vincente Ybor Factory
Ej
- f
R. Monne Factory
10,000 people. The Sanborn Maps of June 1895, indicate
that the cigar business in Tampa was established and sky-
rocketing. The maps show the population had doubled to
20,000 people and that in Ybor City at least nine new cigar
factories had opened (including the Seidenberg and Co.
factory with which this project deals). There were also at
least twelve cigar factories in W. Tampa. Many of the
factories were of wood construction but the more substan-
tial buildings were of brick bearing wall construction.
Interspersed within the manufacturing area were houses,
restaurants, shops, apartments and hotels making Ybor City
a uniquely self-contained community where the workmen lived
close to their work, stores and social clubs.
Ybor City is significant as a National Register Historic
District nomination based on two major qualities. One feature
is the distinctive cultural atmosphere indigenous to Ybor City.
Second, Ybor City was a planned frontier town, architecturally
unique in respect to the wrought iron balconies which adorned
KIH-K
1/
Some examples of remaining
iron balconies in Ybor City
kAL
many of its buildings.
The Historic District is, as nominated, now primarily
a commercial district although it once was densely populated
with woodframed cottages and apartments. The balconies, which
give the district a distinctive Latin appearance, were once
numerous in the area and ran almost continuous along the facades
of the principal buildings. Few of these wrought iron decorations
still exist. Another feature, once common but now extremely
rare is the low brick wall which defined properties and created
personal space. Of the total number of significant structures
which remain in the Historic District, the majority date from
the early years of this century. The 19th century structures
are mainly the remaining industrial buildings.
As an Historic District, the building or demolition of
any buildings or the alteration of any facade or landscape is
regulated and subject to the approval of a nine member review
board known as the Barrio Latino Commission. This commission
has the authority to assure that alterations to existing
buildings is in harmony with the area's architectural integrity.
The Barrio Latino boundaries are Columbus Drive on the north;
Fourth Avenue on the south; Twenty-second Street on the east;
and Nebraska Avenue on the west.
THE SEIDENBERG FACTORY
THE SEIDENBERG FACTORY
The Seidenberg Factory
The plant with which this project deals was built in
1894 and was originally owned by a "Seidenberg and Company."
It is beyond the scope of this project to deal with the
entire history of ownership but a Germanic owner (if the name
rings true) seems to be implied. Sanborn maps of 1922 indicate
that the building is called the "M. Valle and Company Cigar
Factory" with the American Co. as owners. By 1922 the
building had been equipped with automatic sprinklers and had
electricity and a steam heat system. Just to the south, the
Cosmopolitan Hotel (a brick structure which later became
the Florida Macaroni Co.) was operating and, across the street
a row of brick stores, two restaurants and saloon were in
business. On the other sides, small houses, the dwellings of
the local workmen surrounded the area.
In the 1931 .Sanborn Maps, the building is listed simply
as the American Cigar Company. The Hav-a-Tampa Cigar Com-
pany is the current owner and the building is closed and
fenced and used for warehouse purposes.
/ -5---- ---. --- --- .- -S 1
. - . _ .. " - , . ...-. k - "" . .. . - ,
1- -- '-.
Views of the Seidenberg Factory
24
V
The Ybor City area in the following years became a
typical, urban depressed neighborhood. The thousands of
workers who once sat in the great factories rolling cigars at
the rate of 125 per day were replaced by the machines which
could produce 4000 cigars per day for each operator. The
three story buildings did not meet the needs of assembly line
production which works best on one floor. Once 20,000
artisans were employed rolling cigars in the Ybor City area
but today only about 1000 are employed in the local cigar
companies. The major companies are the Corral-Wodiska and Co.,
Perfecta Garcia and Bros., Inc., the Standard Cigar,
Hav-a-Tampa Cigar co., and Arturo Fuente Cigar Factory.
The days of clear Havana Tobacco are of course now
over, since Castro nationalized his country's tobacco
industry. New sources of tobacco from the U.S. and other
Carribbean Islands have replaced the Cuban tobacco and are
reputed to be equal to Havana's finest.
Urban renewal projects which were aimed at revitalizing
I .
Pr
- - -
- - -
721 -.
,�~ ~ $~~-~r- - - &
g-gqv ' W. - -
Views of the Seidenberg Factory
T-
I '~i ~
4w
.'",- .-4 -. '�.
depressed downtown areas hit hard in Ybor City. The Map
shows the difference in density between the neighborhood
as it was and in the way it now stands. At least 40
city blocks were cleared of their existing stores and
dwellings to make room for the redevelopment which never
occurred. Interstate Highway 4 also had a destructive
effect on the existing buildings. The strip of stores on the
north and south sides of Seventh Avenue now constitutes the
main area of historic interest in Ybor City.
Hand-rolling cigars
-in the Ybor
factory
Views of the Seidenberg Factory
showing desolation left by urban renewel
fC
XS "N ~� 'A ~- -
~~1~, --
- -jr. -K 't \ ~ ___
LHS Vy .- .f
13 .
SGr'
,- ,,_ _. . . . . - _
CI2lh A\
Church : ".-,-
S ' !T-. AV
-Our --iUady
i , X
of Perp
INTERSTATE H Y 4 . ..
7 T
- -.......
iV 13 - ;. .. AV
S' 'as Station J
i a ...... ... . ' !77I AV. L
x , 1.. .',>r f
, t .... . . :-" -- .. _ ". , ' u I.. _ , ,'- - Ie S e..d
d.....__-.- . __________ _ a F -__________ ___ __{;,4
liTh1 1AV.
,;; ..*- ., -, .-" - --; I .. . . - - - - - .-, ' xrfl '\ i
S-.- '.' -
i S~vacant factorFctory
^ : ,,, ,, i ! .,+ " ,,i- - - . .., , t ... ,i ,] .. ...--, -- Z -l . iE^._-T_< ._ Ltatio "_ 4 .
. . . . . . I . . . -A-V-. . . - -- '.- -
... ... ; " .... ... :'"... ... - . .. ..... . .. ..: 1 Ac, �...... .......... " . .o . v a c a n t f a c t o r
.. . . ... . , " . e.._.,.. , . '-. .. . "- .-- - . .. == -- - : ; :} ''- "-" -" ' . -:' --" -- --- '-"-. ----; "; - -
.. - - Monne
R.� Monne JFactoIty 'V9
' "-
" -'L. 2"' 2 -
', - - . ... . I
...... '; -"! ' [ r[,. *^ , 8. - " ?,- 7-
As this Sanborn Map shows, the Seidenberg Factory once CURRENT SANBORN MAP
was surrounded by stores and dwellings. The gray buildings are the only remaining ones.
29
A, , !
SITE ANALYSIS
30
7 -L
S Gradiaz&Annis Co.-,
Ai I l Seidenberg Cigar Fbctory
L, ,_ L ... .
. , ' - -
F . -, I-. , _ i I
-- - 2 Chuarch
SCirculo ubano HCC F tory & Baker
, Fitor & BakeryCentro Espanol
_____ ose Marti Shrine_____
ji1 r__J L JB-3M11_� -l I
L' -L L-4t _____ j ____i j |i_-_-i L____ ____I Ll . -__J
^j_) !; - ^^ -^ *"'^ " "SteAerithd^^^c!' pe^ ;]-*' ^^" Co~lumbia Restauranit I/r
_ In '
- -' ________-_''L
' " 'i ~ f "' " ' "" " . . . . ... ... . . .. . . . ... . . ... . . . ... .... ...
!!).+, , o't .. .j.. . . . . . . . .� ,{- r . . . . . . .. . . . .. . . ../ i . ,. _;-- _
O= Nodes of Interest
II Spacial Linkages
Neighborhood Abstract
This neighborhood abstract is intended to represent the area's primary assets and
their relationships. The circles represent centers of interest. The area of shading
on Seventh Avenue represents the areas of primary visual and spacial interest.
Seventh Avenue is virtually the only path of visual interest. There are no vistas of
interest on any path but Seventh Avenue or Ybor Square area.
Some isolated centers of interest exist in a virtual no-man's-land of space.
L
,_______ _______ - - ___ ,
" --- - - - - - - - - - - - -
\I ! _IJ__ L1 .
r ' -^-Frq p- n--"-----------^ S
____ _ i______Lf ____ __
.1�
ii II
L_ U _-_ __ I I
Lp~ L^hL D - ^iL^^j iL LAJ K IJJI_
K ______ _ __ __,
I - -J i .j,2// I.t.. _,__.
-T-
__! Li ~II
h1 - f "�'gf" Ir- I^n pLon ITI^' - -7g r7777?- Ar''^
....____ -.,_'.___ ______ LiL. H J. 'v.... ' ___H_-_,.
UiLI- JL__ �2~j
RI///////////ANG TRAFFIC ARTERY Parking &Traffic
Existing traffic patterns in the area are already well organized. The widened 10th Ave.
intended to relieve pressure and congestion on 7th Ave does not carry as much traffic as
does 7th however. 1-4 provides fast and easy access to all points in Tampa.
Available parking virtually exceeds all demands.
(! I L
L_G _ ,!1
F~7
T L,
Js-=--
7 ' - --.- --- iI.- ----- -- � -r"- ---
__________ _ _____- ___ W_ _.
H _____\t 'L_
'--- ! | ! L _ _ _ _ / i L _
' I i H E' I jT ,
ri"r[:]- 1] '- ,T i --ri i - i -L i..
i ! L I , ... -
-j L. . _,I I
I r- ,i ' T , .,
LJ : -________ ____ C L P ,--___j ,_
_______________ '_~~ ~.ty~ || T *- - - --.
2111__ ____ ________ _____ ______ r'___ mr-Ti fl.". __
., _ -1 .
____D^___ __Q ________ ^=i fF^ L.
:< a IlD ^I r"! ,-i* I.' ,-I |IE !^ r".I1I --Ii- ,
_I ignifiant __ ___ -ldi
Significant Buildings
Florida Brewing Com. 1896
Ybor Cigar Factory 1886
El Passaje 1886
Circulo Cubano de Tampa "
Gonzalez Clinic 1915
Steak and Brew 1892
Llano Building
H. Centro Espanol 1912
I. F. Mayo Building 1912
J. Gutierrez Building 1904
K. B.F.Marcos Building 1912
L. La Floridiana Factory 1887
M. Italian Club 1918
N. Broadway Bakery 1923
0. Scozzari Building 1905
Columbia Restaurant 1905
Seidenberg Factory 1895
Gradiaz and Annis Co.
R. Monne Factory 1889
Jose Marti Shrine
Corral- Wodiaska Factory
Charles the Great Factory 33
F.Lozano and Co. Factory
N. The Broadway Bakery
A. The Florida Brewing Co.
p
.. . . . ,I ,_4. _ -
.,-7 E -3,
One building of the
Hillsborough Community College
'Nfl
T. The Jose Marti Shrine
H. The Centrol Espanol
D. Circulo Cubano de Tampa
35
TBRPC Regional Plan
This regional plan was developed by the Tampa Bay Regional
Planning Council and was entitled Forms and Appearances Study,
(1968). It was a regional design study intended to analyze area
pressures and provide alternatives and directions for the growth
and development of these regions. Ybor City is located (as shown
above) just between the Northeast Hillsborough Bay area (C) and
the Terra Ceia to Bradenton Sarasota Airport area (G). Both of
the area descriptions imply a potentially dynamic future for
the adjacent Ybor City area. A close-up analysis of each area
follows on the next pages.
36
Region G
This large area may become the most active area for
development during the immediate future. Develop-
ments such as Port Manatee (at top of sketch), the pro-
posed 1-75 extension, and the duplication of the Sun-
shine Skyway will give this area a high degree of access-
ibility. It will be the center of the Tampa Bay Region.
To avoid the current tendency of urban sprawl, the fol-
lowing recommendations are proposed:
A Terra Ceia and McGill Islands, unique in their
character and location, should be retained as public
open space and park land.
B The 1-75 extensions should be relocated to the west,
assuming the same right-of-way as the U. S. 41 by-
pass. An alignment further west would only pull
development toward it, perpetuating the tendency
toward urban sprawl.
C Activity centers are recommended at points of high
accessibility.
D Downtown Palmetto and particularly Bradenton
should orient themselves to the new 1-75 alignment.
The new expressway and its ramps should be used
to clear much of the area east of downtown Braden-
ton which is currently marginal in use and appear-
ance.
E Existing farms, citrus groves and other open space
should be encouraged to remain within the urban
areas by special measures such as tax incentives,
conservation easements and land-use controls.
F Industrial parks and other areas can be clustered
with ready access to 1-75 or U. S. 41.
G Existing strip commercial areas should be reorgan-
ized into common service areas which share parking
and landscaping costs. Access roads and signs
should be consolidated.
Terra Ceia to
Bradenton-Sarasota Airport
Northeast Hillsborough Bay
Northeast Hitlsborough Bay
Within this very small area of the region lies one of the
mo-: diverse and dynamic areas within the State of
Florida. Correspondingly. the potential opportunities and
problems are numerous here as well. Because of the
current activity at the Port of Tampa and the pivotal
position of Seddon Island relative to the port, downtown
Tampa and Davis Island, the sketch at the right has been
prepared to show the following recommendations:
A The overall extent of industrial development both
adjacent to the Port of Tampa and south to beyond
Gibsonton should be considered in terms of possible
bay pollution and usurpation of shoreline for resi-
dential development or natural areas.
B The new and existing port areas should devote num-
erous small points to vest-pocket parks which offer
public views of the port activities.
C The 22nd Street Causeway should be improved to
accommodate both industrial traffic and a scenic
approach to downtown Tampa from the southeast.
The two are not incompatible but rather unique as
demonstrated by successful parkway development in
other port cities.
D New port development plans should include extens-
ive proposals for landscaping throughout the harbor
and industrial area. A conscious effort should be
made to contrast with the massive scale of industrial
development rather than screen it from view.
E The strategic location and qualities of Seddon Island
warrant its redevelopment as a park and outdoor
entertainment area for the entire region. Numerous
alternatives, including a new State Fair ground, or
Tivoli Gardens type of development, should be crn-
sidered in conjunction with limited high-density re..i-
dential development.
F The warehouse area along Garrison Channei facing
Seddon Island should be considered as a redeveloped
area for commercial and entertainment land uses as
industrial tenants are relocated elsewhere.
G Access to Seddon Island should be limited, possibly
to ferry boat service and a connection to Davis
Island.
H Hydrofoi' service to the Tampa Convention Center
and to other points in the region might originate in
this area. Ultimately, a vehicular connection to Peter
O'Knight Airoort. the Interbay Peninsula and points
..- - FI - Ir . r .s,.-'n - 4 4 " h , , - � ,*
^1%"* ~ �- F ^T , ^^- E
I have drawn the following conclusions from the Tampa Bay
Regional Planning Council's information:
Ybor City is near the center of Tampa's future urban growth.
The areas surrounding Ybor City are going to be or are areas
of high potential growth and future developemnt. The effect
of this growth, if it takes place, is obvious; Ybor City will
feel new pressure to develop and respond in kind. Residential
development will be essential and desirable for support of
commercial and industrial growth. Tampa urban sprawl, although
it is pleasantly broken up by the rivers and bays, is unavoidably
complicated in its traffic and transportation problems by these
same water areas. Residential development in urban areas that
provides quick access to a persons place of employment becomes
a matter of necessity. The accessibility of the Ybor City area
and its location near the urban core makes it a very desirable site
for new residential units.
-- ~~~~~: Fr^ n -i -- 1 V=--o.tT Mirk == *-
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I J Li _ _I I Is _______ = __"____5 " IN ___ __J
.S Residential Commercial Proposed Zoning
A plan for the rezoning of the Ybor City Historic District is in the development
stages at the Hillsborough County Planning Commission. As seen above, residential
zoning runs directly adjacent to the Seidenberg Factory site. If the factory was
to be developed in residential use, it should be fairly easy to have this allowed
in the interest of the overall district.
Site Analysis: Conclusions
As has been shown in this analysis, Ybor City is unique in
its definition as an historic district. It exists as a conceptual
whole mainly in the minds of planners and as a strip of semi-
historic buildings along Seventh Avenue. Urban renewel clearance
has created a desolated area which, though it has strongly defined
boundaries, has failed to be revived by new development pressures.
For an historic district to function, it must be able to
draw on its cultural and historic past to create a nostalgic but
pleasing environment. It must draw a large volume of business
from outside its own boundaries to subsidize the expense of
upgrading and maintaining the historic structures it includes.
Historic district integrity is not a function of a poverty level
neighborhood. Middle and upper class cultural values (and dollars)
make an area viable in the strictest sense.
Ybor City at this time cannot exist as a viable historic
district. It does not have the class or density of population
it needs to function. The restaurants are the major asset in its
ability to draw business, but the stores do not have the quality
of uniqueness to draw anyone other than neighborhood clientele.
Hillsborough Community College is an attractive asset to
the area but its overwhelming expansion must be limited. Its
new buildings fail to compliment the quality of the existing
structures.
Ybor Square is the most encouraging development for the area.
It has uniqueness, drawing power and represents the cultural
and architectural heritage of the area extremely well.
I feel that Ybor City needs more development of its snops and
stores along the lines of the Ybor Square reuse. It also needs to
have an increase in middle class population density to lend to the
viability of these commercial interests and to create a more
dynamic econcomic process for the area in total.
Although there are many potential sites for residential
redevelopment on existing open land and in other abandoned or
unused factories (such as the Tampa Casket Factory and the
other remaining cigar factories), I feel that location of
the Seidenberg Cigar Factory is one of the most viable and I-
have chosen it for this project. The reasons I have chosen it
are these. One: its location is such that it exists in a well
boundaried, secure area. Although the surrounding area is desolate,
it provides a no-man's-land boundary around it. The northern
side is strongly defined by the highway. It provides a hard
edge to separate it from the neighborhood to the north, as well
as access to the nearby downtown district or to all surrounding
points without passing through any "bad" neighborhoods. The
new Sheriff's Operational Center and Fire Station #4 provide
visual and psychological security. Two: the open land around
it provides room for new residential development of a compatible
design which is the predetermined direction of this project.
Three: the proportionsand construction of the Seidenberg
Factory are such that it should lend itself well to residential
development. It also immediately begins to suggest the formal
schemata that the compatible design should take.
In summary, its potential for reuse and its viability as
a real project are major considerations in my choice of it for the
project site. I also believe that if it was to be developed,
it would be easily leasable (if similar successful projects around
the country are any indication) and would have a beneficial effect
on the future growth of the Ybor City Historic District as a
viable whole.
SITE DEVELOPMENT
45
Site Development
The site which I ahve chosen to develop occupies the
block on which the Seidenberg Factory sits as well as the
three blocks directly west, southwest and south of the factory.
It would be most advantageous for a residential devel-
on this site to be able to close off the existing streets which
cross the center of the existing site. Precisely the same
approach was taken in the Hacienda housing development just
west of the Seidenberg site. The City apparently should not
be adverse to the same use here. Traffic patterns would not
be disrupted at all since the roads both deadend, 20th Street
at the Highway and llth Avenue at 21st Street.
The total site equals about 7 acres of land, and if the
factory site is allowed one acre for its residential development,
then approximately six acres would remain to be developed for
a new residential use.
As seen on the Sanborn Map, the once existing dwellings
on the site approximate the density of what we call row houses
PROJECT
350' )-
750'
10th Ave.
Existing Site Plan
47
SITE-
(
(or town houses) today. In fact, row houses are considered one
of the most viable of housing types for urban areas in DeChiara's
Manual of Housing. Row houses utilize land efficiently and econ-
omically and also create a community unity and security when
properly arranged. They can also create more usable green
space and openness than other residential types without sacrificing
unit dominance or individuality. It is for these reasons that I
have opted to plan around a row house or town house residential
development type. The following Table of Comparative advantages
from DeChiara's Manual of Housing shows the desirability for this
type of planning over conventional subdivisions.
The net residential area needed per family in row houses is
derived from the following -data from chart (B-16-1. Allocation
of Net Residential Land to Major Dwelling Uses) and corroborated
by the subsequent chart (B-16-2. Net Dwelling Densities and
Building Coverage.
Table of Comparative Advantages
Tarle shouc land use anid GROSS STREET STREET AREA NET COMMON NUMBER OF ALLOWABLE ALLOWABLE ALLOWABLE
,,ie uhiation advnmi.-ge, o I SITE AREA % OF GROSS SITE OPEN DWELLING FLOOR AREA COVERAGE NUMBER OF
Planned L nl Dt-eloprmen, AREA SITE AREA AREA SPACE UNITS PER DWELLING PER DWELLING ROOMS
,cheme- numbered 2. and UNIT UNIT PER DWELLING
4 i o\er co-nenlional UNIT
,uhdision 'heme. 1
13 Fagureso based os:
typical -zoung lot of 2800 sq. ft.
F.A.R. (Floor Area Ralito) o .5
O.S.R (Open Space Ratio) of 150
20 ACRES 6.3 ACRES 31.4% 13.7 ACRES NONE semi-det: 198 1400 sq. ft. 700 sq. ft. 7.5 lot ar. per room of 375 sq l.
2 ~ . Fgures based on:
-- 2 detached: 59 net sue area divided b) number
i _ of duelling eits, 3anda ppiecalion
semi-det: 23 of full bonuses resuluunv i-
S20 ACRES 5.6 ACRES 28% 14.4 ACRES 2.3 ACHES townhouses: 62 1840 sq. ft. 940 sq. ft. 9.5 F A.R (Floor Area Raio) of 575,
O S R (Open Space Raiu) of 120
garden apts: 56 kti area per room of 337 q 1 fi
__ _ ____ _ _ _total: 200
20 ACRES 4.1 ACRES 20.5% 15.9 ACRES 8.6 ACRES townhouses: 213 1900 sq. ft. 980 sq. ft. 9.8
4 M----
S20 ACRES 5 ACRES 25% 15.0 ACRES 4.0 ACRES townhouses: 210 1820 sq. ft. 975 sq. ft. 9.35
iI.
_ _ __'=__-, I L_
B-16-1. ALLOCATION OF NET RESIDENTIAL LAND
TO MAJOR DWELLING USES
Recommended Allowance per Family, by Dwelling
Type and by Component Usesa
Land Area: Square Feet Per Familyb
Covered Service,
Dwelling Type Total by Outdoor Walks and Off-Street
Buildings Livingc Setback Parking
One- and Two-Family
(Individual Access and Services)
1-family detached........................... 6,000 varies within- lot area
1-family semidetached
or .................. 4,000 varies within lot area
2-family detached
1-family attached (row)
or .................. 2,400 varies within lot area
2-family semidetached
Mutifamily
(Common Access and Services)
2-story........................................ ..... 1,465 435 415 455 160
3-story........................... ............. 985 290 315 220 160
6-story......................... .................. 570 145 215 50 160
9-story........................ ............... 515 105 ... 215 35 160
13-story........................... ............... 450 75 215 35 125
For 1-One family attached (row) houses, a net residential
area of 2400 s.f. is desirable. The utilization of land area
for the building, outdoor living, service walks and setbacks and
off street parking varies with the design development as shown in
the chart on the next page.
B-16-2. NET DWELLING DENSITIES AND BUILDING
COVERAGE
Recommended Standard Values, by Dwelling Type'
Net Dwelling Density Net Building Coverage
(Percent of Net
Dwelling Type (Units per Acre of Net Residential Land
Residential Land) Built Over)
Standard: Standard: Standard:
Desirable Maximum Maximum
One- and Two-Family
1-family detached ................ 5 7 0
1-family semidetached
or I 10 12 0
2-family detached
1-family attached (row)
or 16 19 30
2-family semidetached
Multifamily
2-story ............................ . 25 30 30
3-story ............................... 40 45 30
6-story ................................. 65 75 25
9-story............................... 75 85 20
13-story ................................. 85 95 17
This chart shows the recommended standard values or
densities/acre of dwelling types. For 1 Family Attached
(row house) units, 16 to 19 units per acre is the maximum
density.
In summary then, the site should contain the following:
16 to 19 units/acre X 6 acres = 96 to 114 Maximum new units
+20 to 30 Factory apartments
116 to 144 Total Residential Units.
The development of suitable site amenities such as parking
open space, community space and service areas are to be considered
an integral part of the design. In addition, special consideration
was to be given to the design to respond to nature of the
Latino community in which the project was being developed.
DESIGN GOALS
53
Design Goals
I had many goals in mind in the design stages of this
project. It was a two-fold design process which involved the
adaptive use of the Seidenberg Factory to luxury apartments in one
part and dealt with the compatible design of a row house cluster
development in the second part. One main goal involved the estab-
lishment of design criteria for the compatible design phase which
would reflect the quality of the factory, the Ybor City archi-
tecture in general and the cultural heritage of the area. I
used the Seidenberg Factory as the main form-giver for the row
houses, utilizing the proportioning system that the original
architect used, the bay spacing and rhythm it generates, and
the materials indigenous to the factory and Ybor City in general,
namely, brick and sheet metal roofing. I also used a low-wall
scheme once common to the area to define public, semi-public,
and private spaces, a hierarchy of space necessary to residential
community viability.
I wanted the Seidenberg Factory to remain a focus of the site.
Consequently, I wanted the row house design to be contemporary
but conservative in its appearance so as to complement but not
compete with the architectural interest that the factory creates.
In fact, it dominates the site and focuses attention on the
center of the residential community in the Community Plaza.
The site amenities include a swimming pool, a wading pool,
(with adjacent bathhouse), an open Pavilion that acts as a focus
for activities in the Community Plaza, and a Community Recreation
center which is an enclosed building. There are also two tennis
courts on the northeast corner of the site. This concentration
of community activity amenities is in part a response to the Latino
community :which seems to utilize such facilities to an unusual
degree (as in the social clubs and community plaza by the Centro
Espanol in Ybor City on Seventh Avenue). It is also a response
to the criteria which I feel determine and encourage viability
of a residential community. Another aspect of this viability
depends on the hierarchy of space created for public, semi-public,
semi-private and private uses. This hierarchy of space is
represented in this design ;by the semi-private spaces defined
by the low walls creating personal yards which nonetheless
still allow and encourage the establishment of personal relation-
ships with the next door neighbor. The pedestrian avenue and
the playlot/conversation development at the center of each cluster
represents a semi-public area which creates its own security by
the virtue of its limited accessibility to anyone except those
persons living on its axis. The Community Plaza represents the
public center of the development that will through its focus of
activity create a feeling of community interrelationships and
oneness.
The Seidenberg Factory design itself attempts to maintain
the original design integrity of the building without retaining
a "warehouse" appearance. The adjacent stair/elevator tower and
the exterior balconies are intended to soften the harshness
of the facades and to create a variety of spacial experience
for its occupants. The building is developed around a skip-floor
corridor plan to maximize interior space and allow a pass-
through apartment lay-out on the second and fourth floor levels.
Twenty spacious apartments are planned inside. Eighty-four
row houses have been planned that represent a more middle-
income clientele.
Altogether, the design is intended to reflect the architectural
heritage of the community, and at the same time, to respond to
the design criteria of the cigar factory. It is also intended
to respond to already conceived planning goals and demands of
future growth both in the Historic District and in the Tampa
Bay Region.
BIBLIOGRAPHY
58
Bibliography
Aaron, Henry J., Shelter and Subsidies, The Brookings Inst.,
Washington, D.C., 1972.
Associated Homebuilders of the Greater Eastbay Inc., Planned
Unit Development Handbook, Berkeley, Ca., 1972.
Burchell, Robert W., Planned Unit Development: New Communities
American Style, Rutgers University, 1972.
DeChiara, Joseph and Koppelmann, Lee, Manual of Housing, Prentice
Hall, Inc., N.J., 1975.
Dunn, Hampton, Yesterday's Tampa, E.A.Seemann Publishing, Inc.,
Miami, Florida, 1072.
Edwards, Gordon, Land, People, and Policy, Davis Publishing
Co., W. Trenton, N.J., 08628, 1969.
Farrah, Morton, Neighborhood Analyses, Chandler-Davis Publishing
Co., W. Trenton, N.J., 08628, 1969.
Harner, Charles E., Pictorial History of Ybor City, Trend Pub-
lications, Inc., Tampa Florida, 1975.
Kidney, Walter C., Working Places, the Adaptive Use of Industrial
Buildings., Ober Park Associates, Inc., Pittsburgh, Penn.,
1976.
Newman, Oscar, Defensible Space, MacMillan Company, N.Y., N.Y.,
1972.
Powell, E.K., Tampa that Was..., Star Publishing C., Boynton
Beach, Florida, 1973.
Tampa Bay Regional Planning Council, Futitre of the Region, 1976.
Forms and Appearances Study, 1968.
Regional Housing Plan Guide, 1977.
Untermann, Richard and Small Robert, Site Planning for Cluster
Housing, Van Nostrand Reinhold Company, N.Y., N.Y., 1975.
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