East San Marco

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Material Information

Title:
East San Marco
Physical Description:
Book
Creator:
Rosile, Tricia
Publisher:
College of Design, Construction and Planning, University of Florida
Place of Publication:
Gainesville, Fla.
Publication Date:

Notes

Abstract:
East San Marco is a proposed mixed use redevelopment project in historic the San Marco neighborhood located in Jacksonville, Florida. The project transforms a vacant lot into an extension of the existing successful central business district of the neighborhood. San Marco is known for its rich character and small intimate feel as well as its close proximity to downtown Jacksonville. With a large amount of anticipated growth for the city in the near future San Marco is at risk of losing some of its defining characteristics and is looking for solutions to accommodate growth while retaining its signature appeal. After working with members of the community in a number of workshops their input was the driving force for the final proposal of East San Marco. The proposal incorporates density at a scale that responds to adjacent uses while expanding the open space infrastructure of San Marco and retaining the historic characteristics that make it so unique to northeast Florida.
General Note:
Landscape Architecture capstone project

Record Information

Source Institution:
University of Florida Institutional Repository
Holding Location:
University of Florida
Rights Management:
All rights reserved by the source institution and holding location.
System ID:
AA00004151:00001


This item is only available as the following downloads:


Full Text





























- redefining


the


heart


of


San Marco -


Tricia


Rosile


:"












Project Type:


Project


Downtown
Historic


Location:


Redevelopment
District


San Marco
Jacksonville,


For:


Residents


of San Marco


Purpose:


To create a model


for future growth.


East San Marco


Prepared


FL













Abstract:


East San Marco is a proposed mixed use redevelopment project
in historic the San Marco neighborhood located in
Jacksonville, Florida. The project transforms a vacant lot
into an extension of the existing successful central business
district of the neighborhood. San Marco is known for its rich
character and small intimate feel as well as its close
proximity to downtown Jacksonville. With a large amount of
anticipated growth for the city in the near future San Marco
is at risk of losing some of its defining characteristics and
is looking for solutions to accommodate growth while retaining
its signature appeal. After working with members of the
community in a number of workshops their input was the driving
force for the final proposal of East San Marco. The proposal
incorporates density at a scale that responds to adjacent uses
while expanding the open space infrastructure of San Marco and
retaining the historic characteristics that make it so unique
to northeast Florida.


East San Marco









To my family...


Thank you for the never ending love and
support you have provided throughout my entire
education, I truely could not have made it
:' through without all of your help. To my mom
especially for always believing in me, being there
to pick me up when I was down and showing me the
strength within myself even when I could not see
:: it .



To my friends...

Thank you all for your understanding and
the many, many fond memories we have shared
throughout the years.



Finally...
To all the educators who have made an impact
on both my outlook on life, design and the
relationship between the two. Thank You.










East San Marco








Contents



Introduction


Inventory

Synthesis


Program

Concept


and Analysis


Development

Development


Masterplan


15

21

23

25

27

33

43


Design


Resources


Detailed


East San Marco







































East San Marco














Introduction















County -


I' Duval1









Jacksonville

The site is located within
20 miles of the Atlantic Ocean
and within 50 miles of the
historic city of St.
Augustine, the Florida/Georgia
border and has immediate
access to Interstate 95. The
city's downtown hosts a
professional football team as
well as venues that accommodate
a variety of shows and
entertainment right across the
river.

1

Introduction


r~*
A


San Marco


I.


ut,











San Marco Landuses
San Marco Landuses San Marco is bordered
by Intersate-95 to the
north and east with the St
Johns River defining the
western border and the
neighborhood of Mirimar to
the south. Downtown
Jacksonville is situated
across the river to the
.north.
The neighborhood is made
up of mainly single family
homes and medium density
residences. Commercial
nodes and corridors flank
San Marco's three main
Hr roadways, Atlantic Blvd.,
Hendricks Avenue, and San
I Marco Blvd., the first two
define the northeast side
of the project site.




Commercial Residential Institutional Recreation IIndustrial


2


East San Marco













San Marco has moved through time from
moss-draped plantations to patchwork
subdivisions to today's trendy and highly
desired location in Jacksonville. In 1925
Telfair Stockton was inspired after a
trip to Venice, Italy to turn the 80
acres into an Italian themed development
with San Marco Square as its heart.

The land that is now the Southbank of
Jacksonville was mainly vacant with few
land owners and their plantations prior
to the Civil War but that all changed as
subdivisions were planned soon after.
Although San Marco and the rest of South
Jacksonville were physically detached
from the city of Jacksonville they were
able to travel between the two by ferry
boat until the St. Johns River Bridge
(the Acosta Bridge today) was built in
1921. It wasn't until 1932 that
Jacksonville annexed the neighborhood as
part of the city.


Introduction













San Marco and the Southbank continued to
grow with the addition of the Main Street
Bridge connection to downtown, Henry
Flagler's railroad, and the completion of
Atlantic Boulevard connecting to the east ,
coast. At this time in history San Marco' "-
had around 5,000 people and more paved '41
roads than any other city it's size. anlMaC8,
There have been downfalls and depressions T
in the area's history but the residents e-. ....
have bounced back, most recently with the
development of the San Marco Preservation
Society in 1975.


RLFAISTOCkTON
COMPANY



Original Advertisement for
Sane Marco


South Jacksonville City Hall,
now the San Marco Preservation
"-Society Headquarters

4


East San Marco














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San Marco
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East San Marco


Currently the site lies vacant and
fenced off as it has since 2007 when
the exisitng building was demolished.
Previosuly on the site was a Wachovia
Bank building that featured a modern
elevated pedestrian walkway made of
glass that connected the tellers and
the offices across Thacker Avenue.
The high density high rise (6+ floors)
development proposed for the site was
haulted due to tough economic times
and has not been revived leaving a
blemish directly adjacent to the
thriving San Marco Square.


Wachovia Bank
located on site until 2007


i


Introduction














Today San Marco prides itself
on being the walkable 'American
Dream' city where residents still
wave to each from porches and
neighbors look out for one
4-)
another. San Marco Square remains
at the heart of the city and
attracts tourists and locals alike
where they stroll down brick
sidewalks, window shop, catch up
with friends, browse boutiques,
and enjoy fine restaurants. On any
given day at San Marco Square you
can witness students on their
lunch break from the local school
to business men, housewives with
strollers, and even bikers. The
small town feel of San Marco along
with its proximity to downtown
Jacksonville and other surrounding
areas truly make it unique and a
very desirable place to live and
visit.


8


East San Marco














SProject Site

SVacant Lots

SInterstate-95

-- Major Arterial Roads

*( Skyway

-X Active Rail Line

E Recreation

Points of Interest
1 The Landing
2 Everbank Stadium
3 San Marco Square
4 Nemours Childrens Clinic
5 Metropolitan Park
6 Baseball Grounds of
Jacksonville
7 Veterans Memorial Arena


Introduction














The neighborhood of San Marco is located just
south of downtown Jacksonville with the St. Johns
River as its border to the west, 1-95 and
Downtown's Southbank to the north. South of San
Marco is another historically referenced
neighborhood Miramar with Spring Park and St.
Nicholas to the East along Atlantic Boulevard.
The project site is located at the corner of
Hendricks Avenue and Atlantic Boulevard. The
proximity of this vacant lot of land to San Marco
Square (the current commercial hub) is an
incredible opportunity to expand the retail
district along Atlantic Blvd. and improve the
character along the corridor heading east. While
the neighborhood is very desirable to live and
work there are a number of vacancies that provide
opportunities to accommodate future growth in the
area. The basis of this proposal is to create a
model development that incorporates the character
of the neighborhood while increasing density that
will ultimately be used as a reference for future
projects in San Marco.


10


East San Marco












Accessibility


San Marco greatly
benefits from its small
and compact size. The
neighborhood is listed
as one of the most
I w a 1 k a b 1 e '
neighborhoods in the
country. There are a
variety of amenities
within achievable
walking distances for a
multitude of users.





Walking Radii:

1/4 mile

1/2 mile

3/4 mile


Introduction














Within 1 Mile rac
Marco Square there
specialty shops
restaurants, nearly


parks, t
and the
between
resident
further
radius i
public a
Johns ]
Preserva
the 14 a


San Marco'
Less than
are many
including


:he local ml


m
the
ial
wi


major tra
square
lots .
thin ;


s the librz
access points
River, the
tion Society
cre FEC park


resident
mile frc
larger
Nemours


lius from San
are numerous
, cafes,
a half dozen
Lddle school,
nsition zone
and adjacent
Just a bit
mile walking
iry, multiple
5 to the St.
San Marco
headquarters,
, and most of
tial parcels.
om the square
businesses
Children's


Clinic, shopping along San Marco
Blvd., adjacent historic
neighborhoods, Douglas Anderson
School of the Arts, and many more
green spaces including River Oaks
Park.


12


East San Marco















To develop a model


by preserving


for anticipated future growth in San


historic


character,


redefinig


connections while retaining the intimate scale.


Introduction


nodes


Marco
and













Preserve and Protect the Historic Character of San Marco

- Capitalize on San Marco's distinct geographical identity
- Continue unique artistic identity of the area
- Follow (and enhance) existing design guidelines laid out by the city
of Jacksonville's Historic Society
Recognize and Preserve contributing historic buildings and features

Redefine and transform the existing business district

- Implement strategic architectural infill
- Promote small businesses and specialty shops
- Propose uses that are currently lacking and/or those desired by
residents in San Marco
Provide parking alternatives
Develop a hierarchy of gathering spaces

Retain existing intimate neighborhood feel

- Traffic Calming
- Implement building height restrictions
- Increase density
- Provide pedestrian focused streetscapes and connections
- Incorporate more open space through vacancies


14


East San Marco







































East San Marco














Inventory and Analysis













Site Boundary

Significant Architecture

8 Site Elements

.- Parking

SRestaurants

Retail

Gallery

SEntertainment

Services --S-

SOpen Space

R Civic/Institutional

\ Active Rail Line


Inventory and Analysis












4


The immediate context of the
project site is San Marco Square
which encompasses approximately 8
acres and contains a variety of
commercial properties. Within the
square are key site elements
including numerous sculptural
pieces. Parking is limited to
on-street with opportunities for
overflow in adjacent church lots.
The site itself is 2+ acres and is
bordered by office buildings and
restaurants to the north and west
while single family homes are
within view to the southeast.


5


Photos:

1 Existing signage character
2 View from Balis Park into
San Marco Square
3 View looking south on
Hendricks Ave. with the site
on the left
4 Looking towards the project
site from Southside Baptist
Church
5 View from single family homes
6 Exisitng building facades


16


East San Marco













Built Environment


The exisitng context consists of structures between
two and three stories high with some being slightly
taller such as churches. The immediate context
includes a range from single family homes, office
buildings ranging from one to three stroies and a
vacant lot owned by the nearby church.


0 Landmarks


I


-q

IL A


p~,NNW


Inventory and Analysis


I'


low


----- -----






















.-- "2 3 4 No _- 5


Landmarks:

1 Fountain of Lions

2 Southside Baptist Church

3 San Marco's Compass

4 San Marco Theater

5 Little Theater

6 St. Mark's Building

18


East San Marco














Stop and


V.


Go


Site Boundary


***. Pedestrian Movement

c Vehicular Movement

Conflict Areas
' I

Pedestrian Movement
into Site

High Volume


Destinations


San


KN~


and Analysis


le.
C1


m


Inventory














Targeted Users


Local Residents including:
Retirees
Families
Young and Old
Young Professionals
Couples
Students

Visitors
from Jacksonville and
Northeast Florida


20


East San Marco


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~a~;&







































East San Marco














Synthesis














Site Boundary

Pedestrian Flow

l Vehicular Access

Incompatible Use

SVisual Barriers

.\ Active Rail Line





San Marc Bvd,


Synthesis












*" n" -.""


Conclusions


From the inventory and analysis I
reached a number of conclusions that
began to shape the projects program
and design. Pedestrian access to the
site is limited due to existing
infrastructure and needs improvement
with an emphasis on visual
connections. Vehicular access to the
site needs to be limited and will be
best suited off of the smaller scale
access roads rather than the heavily
used major arterials, Hendricks Ave.
and Atlantic Blvd. In order to
incress the pedestrian focus in the
square buildings with inccompatible
uses such as a drive through bank
will be moved to incorporate more
green space and ease of access for
shoppers to cross the wide
boulevards. The new development's
relationship to the street is also a
main concern and will mimic that seen
in the square.


Looking north on Hendricks Ave.
with the project site on the right


Looking south on Hendricks Ave.
with the project site on the left


East San Marco


22







































East San Marco














Program Development












From Synthesis

Economic Infill

Residential Infill

Multi-use development

Shared Parking

Community Open Space

Views and Visual Quality

Improved Pedestrian Connections

Multimodal Connections






23


Program












Community Input

Improve Pedestrian Connections

Wayfinding

Grocery Store

Wider Sidewalks

Economic infill

Connections between open spaces

Better transitions between Commercial
and Residential Properties








24


East San Marco







































East San Marco














Concept Development













Clustered Development


This scenario utilizes every
square foot of the site and has
an emphasis on the architectures
relationship to the street.

+ Optimizes Development of Site

+ Increases Density

Loses Intimate Feel

Increases Congestion


Conceptual Development


By separating uses into
clusters the development
compromises density to better
blend in with its surroundings.

+ Conceals Parking

+ Multiple Connections to Context

+ Increases Density

- Limited Open Space


25


Maximum Density













Open Space


This scenario revolves around
public and private open space
for the community and residents
of the new development.

+ Provides Community Open Space


Master Plan

The final proposal master plan
combines aspects from each of
the exploratory concepts. In the
proposed development the
building and its architecture
and how their relation to the
street remain extremely
important. The various uses on
the site are clustered to help
define public and private
spaces. Vehicular access was
intentionally limited to provide
the minimal number of conflicts
between automobiles and
pedestrians. Open space remained
a driving force in the design to
encourage pedestrian movement
through the space and connecting
to the surrounding context.


+ Pedestrian Focus

- Compromises Maximum Density

- Poor Visual Quality


26


East San Marco







































East San Marco














Master Plan













Exisitng Program


Future Construction


Proposed Changes
fl Bring store fronts to street


\


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0


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0 100 200


2 )St. Marks Building
S. Fountain of Lions
0; (Fire Station
QBalis Park
OSan Marco Theater
QSouthside Baptist Church
QSingle Family Homes

0 Little Theater
QAT&T Service Building
QOffice Building
QDSouth Jacksonville
Presbyterian Church
QaWachovia Bank
(DUnpaved Parking Lot
(aSan Marco


Extend Balis Park


El


5E


0


Bring Store fronts to Street
and create intimate courtyard
for outdoor dining

Relocate bank and increase
density of office building


Relocated Restaurant,
with gateway park


replace


East San Marco Development

Replace 3 Single Family Homes
with Medium Density Townhome
development with views to the
park


Preservation Hall


28


East San Marco


7\O&J.


/


27


, VJ


Master Plan













East San Marco expands on
the existing pedestrian
connections while
limiting vehicular access
to the interior open
space. Visual cues and
connections between new
construction and the
proposed changes also
allows the user to explore
more than just their
initial destination.


- r '


0-4


0
29


Vehicular
Circulation


,A Pedestrian
Circulation


-'VI


14


e


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fr


Master Plan


100


-I


200



























Pedestrian Experience
from Balis Park to the community campo


I'~. A ~ W-~i


arcade existing building sidewalk l roadway -- East San Marco Community Campo

q 330


East San Marco


-Th
~r f-I












Mixed-Use


Development


Elevated pedestrian
walkway


Community

Parking G


Courtyard

arage


SI 5Townhomes

On-Street parking









200
200


''z., N ,


Master Plan


5

El


Exl












Program


- 50,000+ sq.


ft. of Retail Space


including a small
and restaurant


- 75,000

- 13,000

- 13,000


scale


grocery


sq. ft. of Apartment S

sq. ft. of Office Spac

sq. ft. of Event Space


- 3 level Parking


pace


Garage


- On-Street Parking

- 12 Townhomes

- Interior Plaza Space

- Roof Top Deck for Resident


Use


32


East San Marco


e







































East San Marco














Detailed Design











East San MArco


located at Atlantic Blvd. and Hendricks Ave.


33


Detailed


Main Entrance


Design
































~c13~


3rd Floor
Event Space
Residential
Parking



2rd Floor
Office Space
Residential
Elevated Walkways
Open Space
Parking

1st Floor
Retail
Residential
Open Space
Parking


34


East San Marco













Streetscape Section


through Hendricks Ave.


looking south


sidewalk-- roadway -sidewalk


35


First floor retail fronts
the intersection of Atlantic
Blvd. and Hendricks Ave. The
streetscape ranges from 10 to
12 feet and inlcude planters,
decorative banners, and
street lighting. Awnings as
well as an architectural
arcades provide shade for
shoppers. Hendricks Ave.
(seen here) hosts one lane
traffic as well as a bike
lane while Atlantic Blvd.
features parallel parking
to add an additional buffer
between the 2 lane street
traffic and the user.


Detailed Design












Perspective of Shops
looking north from the intersection of Alfrod Pl. and Hendricks Ave.


This perspective represent the architectural details such
as the arcade and the stepped back balconies for residents.


36


East San Marco
















Townhomes


Townhomes make up the southwest corner of
the East San Marco development in order to
provide the existing single family homes
with comparable views. In order to do this
the streetscape features a minimal
sidewalk with lush vegetation to create
comfortable views and privacy for the
townhome residents.


0
U

C~ H
o
R
o


37


i i


green space- sidewalk--parrellel
parking


Detailed Design















Perspective Place


The view from existing single family
intersection of Mango Place and Alford Place.


homes at the


'-? 2-.-

JC'.


38


East San Marco


1~*



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East San Marco


interior courtyard designed to
mimic a community campo utilized
by neighborhood residents in
Venice, Italy. The campo
revolves around a central
sculptural fountain that is
recessed and defined by
planters that host flowering


trees. Arcades
campo cre
promenades fo
connect to t
streetsacpes
Ave. and Atlan
to the campo


a
r



t


extend from the
ting shaded
shopping that
he main retail
along Hendricks
ic Blvd.. Access
as well as the


parking structure is through a
small scale streetscape that
connects Alford Pl. and Mango
Place. The streetscape includes
parallel parking, access to
first floor retail and two
elevated pedestrian walkways
that connect second and third
floor apartments to the parking
garage.
39


Detailed Design


features









Interior Streetscape Section
showing elevated pedestrian walkway


-->I
Perspective of Interior
looking towards the community campo






----. -.--roadway parking
-H f \ a a garage







N ,'-/4



40


East San Marco








Campo Plan
1--"T ---...--- -1 I "

141P1
) pp p.-

"T I, : ...."....
.. .Ven etia C. .
.; .~~,,..,r--- .. .,. / -' Venetian Campo


4/


U


.~' (


Detailed Design




















Community Campo Section
shows the recessed courtyard and sculptural fountain


r* ..
At.





t '1 ,,

. ';* I ^ '' ** *i ;i


42


East San Marco


I I
I I







































East San Marco















Resources
















The Powers of Preservation; McGraw Hill Companies,
Inc.;1998


Rogers,


B. W.;


Images of America;


San Marco;


Arcadia Publishing;


Charleston,


Rogers,


SC; 2010


Checklist for Cities; New York Times Company;


1967


Whyte, W.H.;


City, Rediscovering the Center;
New York, NY; 1988


Doubleday Publishing;


Smith, M.S.;


Shared Parking


Image Credits


Tricia Rosile

San Marco
www.mysanmarco.com

www.venere.com


43


Resources


Literature References


Moore,













Online Resources


San Marco Preservation Society
www.smpsj ax.com

American Planning Association
www.planning.org

National Trust for Historic Preservation
www.preservationnation.org

Metro Jacksonville
www.metrojacksonville,com

Urban Land institute
www.uli.org

Main Street Program
www.mainstreet.org

San Marco
www.mysanmarco.com


44


East San Marco




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