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DOWNTOWN TITUSVILLECOMMUNITY REDEVELOPMENT AREA PLAN

UPDATE

University of South florida

florida Center for Community Design and Research School of Architecture and Community Design

A STRATEGIC VISION fOR QUALITY REDEVELOPMENT

City of Titusville, fL

DOWNTOWN TITUSVILLE COMMUNITY REDEVELOPMENT AREA PLAN UPDATE A STRATEGIC VISION fOR QUALITY

Titusville CRA Board of Directors

University of South floridaflorida Center for Community Design + ResearchSchool of Architecture and Community Design

COMMUNITY REDEVELOPMENT AREA PLAN UPDATECity of Titusville, fL

City of Titusville – CRA Board MembersRonald G. SwankConrad D. EigenmannPaul SecorKenneth L. WardJames H. Tulley, Jr.Dr. Gregory AkerJames Ball

Thomas A Harmer, Executive DirectorCourtney Harris, Chief Planner

University of South floridaflorida Center for Community Design + ResearchSchool of Architecture and Community Design

Theodore Trent Green, RA – Architect/Urban DesignerAlex Rodriguez – DesignerIan Ratliff, AICP - PlannerAbdias Thermidor-DesignerRayanne Lawrence-DesignerMario De Jesus-Designer



DOWNTOWN TITUSVILLE CRA PLAN UPDATE

A strategic plan for quality redevelopment

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TABLE Of CONTENTS

0.0 INTRODUCTION

1.0 THE PLANNING PROCESS

1.1 Goals of the Plan1.2 Work Phases

2.0 PROJECT AREA

2.1 Project Boundaries2.2 Existing Conditions

2.3 Property Values 2.4 Existing Zoning

2.5 Sub-Areas 2.6 Street and Block Structure

2.7 CRA Area Analysis2.8 Historic Properties

3.0 REDEVELOPMENT OPPORTUNITIES

4.0 URBAN DESIGN CONCEPT

5.0 LONG-RANGE REDEVELOPMENT SCENARIO

6.0 DOWNTOWN CORE AREA

6.1 Town Center and Civic Center Sub-Areas6.2 Proposed New Development 6.3 Open Space and Streetscape6.4 Parking

7.0 ENVISIONED fEATURES

8.0 PHASING & IMPLEMENTATION RECOMMENDATIONS

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1.11.2

2.0

2.12.22.32.42.52.62.72.8

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0.0 INTRODUCTION

ThisCommunityRedevelopmentPlanUpdatewascompletedintheFallof 2005 by theFloridaCenter forCommunityDesign+Research fortheCityofTitusvilleCommunityRedevelopmentBoard.Theprimarypurposeof thiseffortwas todevelopaplanforcoordinatedgrowth inthe Downtown CRA area through a series of strategic initiatives thatcan be realized over the next fifteen to twenty years. This plan identifies both private-sector and public-sector investments that are aimed atpreservingtheestablishedqualitiesoftheDowntownareaandcreatingavibrantmixed-usetowncenterenvironment.Theplanisalsointendedtoidentifyanumberofredevelopmentopportunitiesthatwillenhancelocalmarketconditionsfornewcommercialandresidentialdevelopment,andmaximizetherevitalizationpotentialoftheentireCRAarea.

Like many cities that have experienced decades of decline anddisinvestmentintheirdowntowns,TitusvilleisalsoatthethresholdofanewcycleofDowntowngrowthandexpansion.Inthenear-termfutureitwillbeofcriticalimportancethattheCitynurturesthismomentumandguidesit toproduceatowncenterdistrict thatcanbecomeapreferreddestinationforcityresidentsandvisitors,accommodatearangeofdiversebuildingtypesanduses,andprovidememorableopenspaceandpublicrealmexperiences.Amongothers, thesewere themain redevelopmentobjectives articulated by residents at the project workshop and insubsequentcorrespondencewiththeProjectTeam.

The long-range redevelopment vision embodied in this master plan reflects these objectives by creating a series of clearly defined centers along the north-southlengthoftheCRAarea.Theplanenvisionstheadditionofnew mixed-use buildings on infill lots along the Washington/Hopkins spine,newopen space amenities, enhanced streetscapeconditions andnewpublicfacilities(e.g.parkingstructuresandstormwaterponds)thatwillincreasethearea’scapacitytoaccommodatenewgrowth.

Inadditiontothesefeatures,theplanenvisionsnewstandardsforallfuturedevelopment.Thesestandardsareaimedatpreservingthecharacterofthehistoricfeaturesofthedowntownandcreatingphysicalconditionsthataremorevisuallyappealing.Bycombiningthesefeatureswithasmarterapproachtogrowth,theCitywillbeabletorealizeadowntownareathatwillattractandsustainprivateinvestment,andwillcreateauniquesenseofplacethatalloftheCity’sresidentswillbeproudof.

View From Garden Street At Washington Avenue ViewOfTownCenterPlaza

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on the west. Establishnewstreet connectivity into thedowntownarea from

adjacent neighborhoods west of the FEC rail bed and newconnectionsthatmakethewaterfrontmoreaccessible.

7. Identify opportunities for including central public infrastructure facilities that will help attract private-sector investment and new infill development.

Create new central parking and stormwater facilities that willprovideadditionaldevelopmentcapacityinthedowntownarea.

8. Create new open space features that will enhance the general Downtown environment and contribute to a higher level of usage.Identifyopportunitiesforcreatingnewopenspacesthatsupporta broader range of pedestrian activity adjacent to commercialbusinesses.

9. Create “gateway” and “arrival-like” conditions at the various

points of entry into the downtown area. Establish strong identity and entrance conditions at existing

entrancesandnewpointsofentryintothedowntownarea.

10. Integrate Downtown Titusville’s historic features and other public assets into a comprehensive urban design strategy that captures the unique qualities of the place.

The plan should recognize all of the existing historic featuresand other assets of the downtown area and propose newdevelopmentthatiscomplementaryandcontributestotheideaof“placemaking”.

11. Develop an orderly framework for future growth that will enhance the market potential for sustained economic development. Theplanfor thedowntownCRAareashould identifyanurbandesignframeworkthatreinforcesandenhancestheexistingorderandcreatesconditionsthatwillattractprivate-sectorinvestmentforyearstocome.

12. Identify the types of regulations needed to ensure that growth occurs in an orderly and desirable manner.Recommend modifications to existing zoning and development regulationsthatwillensurethattheformandcharacteroffuturegrowthachievesdesirableconditions.

1.0 THE PLANNING PROCESS

1.1 Goals of the Plan

The goals for developing this strategy for smart growth includes thefollowing:

1. Create a sense of place and memorable identity in the Downtown area.

Theplanshouldattempttocreatethekindofdowntownareathatresidentswanttopatronizeandidentifywith–avibrantmixed-useareathatbecomesanattractionforarangeofbusiness,leisureandlivingopportunities.

2. Make the streets safe and welcoming for various types of pedestrian activity.

TransformthestreetsintheCRAareaintoplaceswhereresidentsandvisitorswill feel safecomfortableaspedestrians.Theplanshouldcreatesafecrosswalksatintersections,placesforleisureactivities, opportunities for strolling and other pedestrianactivities.

3. Establish conditions that will support a greater variety of town center activities and mixed use development.

Identifydevelopmentopportunities for newmixed-useprojectsthat will combine ground-floor retail and commercial spaces withhousingonupperlevels.Theseprojectsshouldbeorientedtowards existing streets and open spaces, and not be inwardlyfocused.

4. Create conditions that will attract and support a critical-mass of both daily users and residents throughout the Downtown area.

Ensurefuturedevelopmentcontributes toadiversecommercialenvironment that fosters a range of activities – the kinds ofactivitiesthatwillbesoughtbyTitusvilleresidentsandvisitors.

5. Maximize the potential for enhancing local conditions along and adjacent to the Washington/Hopkins one-way pair street system.

Implement a streetscape enhancement program throughout theCRAareathatcomplementsthefunctionalorderofthedowntownandestablishesadistinctidentityasadestination.

6. Identify new linkages in Downtown that can provide additional public access to the waterfront on the east and the City proper

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1.2 Work Phases

Themasterplanningprocess forupdating theCRAPlanencompassedaneleven-monthtimeframeandconsistedoffourdistinctphases.Thesephasesareasfollows:

Phase 1: Data Collection and Existing Conditions Analysis. Thefirst phase of the work plan involved documenting existing conditions throughout the CRA area and making initial determinations of findings. The Project Team also conducted interviews with several City staff,includingtheDockMaster,theStormwaterAdministrator,thedirectorofhousingandcommunitydevelopment,andseveralCityCouncilmembers.Inadditiontothese,interviewswerealsoconductedwiththedirectoroftheSpaceCoastEconomicDevelopmentCommission,theChamberofCommerce, and the Historic Titusville Association.

Phase 2: Visioning Workshop.

The second phase of the master planning process involved solicitingcommunity input and participation. This phase of the effort engagedcommunityparticipationinaone-daypublicworkshoporcharrette.Thecharrettewasheld in Juneof2005andallowed fordirect input in theplanningprocessby local residentsandpropertyandbusinessowners.Theworkshoprevealedanumberofvisionsandaspirationsforthecity’sdowntown area. Most residents voiced concerns for the way the areacurrentlyfunctions.Theyalsoexpressedconcernsregardingthequalityofdowntown,vehicularcirculation,parkingandpedestrianmovement.Residents also cited the desire for the area to become a more activedestination, with pedestrian-friendly streets and other public-realmamenities.

Other community sentiments centered around the visual quality andimageofthedowntownarea.Someresidentsnotedthattheidentityofthedowntownareaitsstreetsandbuildingsarelackingincharacter.Mostagreedthattheareaseemedmorelikeaplacetodrivethrough,ratherthanaplacetodriveto.Residentsalsocitedtheneedtoenhancethearea’simageandidentity.TheirperceptionofDowntownTitusville’sfuturewasa lotmoreoptimistic ifamoredesirable imagecanbeestablishin thearea.Phase 3: Preliminary Plan Development.Thepreliminaryplanphaseinvolved the development of an initial plan that looked at strategicdevelopment initiatives throughout the CRA area. In doing so, thepreliminary plan sought to create a framework for public and privatesectordevelopmentopportunitiesthattookintoaccountexistingassets,enhanced the area’s market potentials, and reflected the sentiments of localresidents.

GiventhefactthattheCRAareaisoveroneandaquartermilesinlengthnorth to south, the preliminary plan identified several sub-districts or neighborhood areas that were either already defined, or could be defined. This sub area definition is intended to recognize the varied development patternsandotherphysicalconditionswithintheCRAarea.

Phase 4: Plan Development and Completion.Thisphaseoftheplanningprocess involved refinements to the preliminary plan, further definition ofproposeddevelopmentopportunities,andenhancementstothepublicrealm.Theresultingmasterplanincorporatesalong-rangeredevelopmentvisionforrevitalizingthedowntownareaamixed-usedbusinessdistrictwithanumberofnewpublicfacilitiesandamenities.

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2.0 PROJECT AREA

2.1 Project Boundaries

TheprimaryprojectareaforthisplanupdateistheexistingDowntownTitusville CRA area. The Downtown CRA encompasses up to three-hundredacresoflandontheeasternedgeofthecity.ItisthenorthernhalfoftheU.S.1commercialcorridorasitcoursesthroughtheeasternportion of Titusville from north to south. With the Indian River along its easternedge,theDowntownCRAareaisuniqueinitslinear,north-southconfiguration. The CRA is over a mile and a half from its northernmost areaatthemunicipalwaterfrontbaseballcomplex,toitssouthernterminusat Grace Street. The CRA includes the Historic Downtown or core area,

andanumberofclose-inneighborhoods.

The CRA area is bounded by the Indian River waterfront on the eastandnorth, andby theFloridaEastCoastRailroad trackson thewest.AstheCRAareaparallelstheIndianRiver,itincludesover1.9milesofwaterfront.

Thesecondaryprojectarea for thisplanfocuseson thecorearea.Thecore area constitutes a seven-block area from garden Street to SouthStreet. This area also includes the frontage along the Washington Avenue and Hopkins Avenue corridors.

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2.2 Existing Conditions

TheDowntownCRAareaofiscomprisedavarietyofphysicalconditionsand diverse character. The area’s physical character and developmentpattern changes significantly from north to south. The CRA area is defined inthenorthlargelybytheintersectionofU.S.1andGardenStreet.Thisarea isoneof themajorentrances into thedowntown.Alongwith thenearbyhistoriccommercialblocks,thisareafunctionsasthetowncenterordowntowncore.

The“corearea”ofthedistrictisdistinguishedbyanumberoftraditionalmain street commercial buildings concentrated along Washington Avenue. These buildings have been restored and adapted to a variety of uses.Thismixofuses,rangingfromcommercialretail,restaurantsandsmalloffice space, contributes to this part of Downtown Titusville’s small town characterandvitality.

The area north of U.S. 1, the marina, park, and ball field complex are some of thebestopenspaceassets in thecity.Combined, theyprovideoversixty-five acres of amenity space for recreational and leisure activities. Facingeast towards theKennedySpaceCenteralongtheIndianRiverwaterfront, these facilities enjoy one of the best locations in the city.However, the fact that they are separated by U.S.1 and the Brewer causewaymakesthemremoteandsomewhatinaccessible.

AnotherareathatplaysanimportantroleinthelifeoftheCRAistheareawhereCityandCountybuildingsareconcentrated-essentiallythecivicdistrict.Theconcentrationofexistingpublicusesandtheadditionofnewonesinthefuture,willaddtotheciviccenternatureofthisarea.SouthStreetwillcontinuetofunctionasa“gateway”ormajorconnectiontothisareafromthewesternpartofthecity.

TheareaimmediatelysouthofSouthStreetischaracterizedbyanumberofdiverseusesandbuildingconditions.Manyof thestructures in thispartof theCRAare invariousstagesofphysicalconditionandvisualcharacter.Theconcentrationofvacantpropertyinthisareacontributesanerosionofdevelopedfabricinthispartofthecity.Thisareaalsolacksclearidentityasaneighborhoodunit.Theprimarystructurethatlinksallthesesub-areastogetherthroughoutthe CRA is the Washington-Hopkins “one-way pair” street system. As it courses through the city as U.S. 1, the Washington-Hopkins spine extends itsfulllengthoftheCRAfromnorthtosouth.Thesenorth-southarteriesareintersectedbyanumberofeast-weststreetsthatfunctionasgatewaystothedowntownandconnectthisareatotherestofthecity.Thissystemalsoestablishesthefunctionalorderofthispartofthecityandestablishesthehierarchyoflocalstreets.

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2.3 Property Values

Property values in the CRA area were analyzed early in the planningprocess to determine where redevelopment opportunities may existbased on land and property value.The projectTeamutilized propertyvaluesprovidedbytheCitytoidentifyconcentrationsofpropertythatisrelativelyinexpensiveandcouldbedesignatedforredevelopment.Thisanalysisalsofocusedonvacantandunderutilizedpropertyaswell.

TheProjectTeamusedfourcategoriesofpropertyvalueinthisanalysis.Thesecategoriesincluded:

• Propertiesvaluedupto$50,000• Propertiesvaluedbetween$50,000and$100,000• Propertiesvaluedbetween$100,000and$200,000• Propertiesvaluedabove$200,000

Thisanalysis revealeddirectcorrelationsbetweenparcelsize, locationand value.Most of the least valued parcels (up to $100,000 in value)appear to be concentrated in the core area between Garden Street, Hopkins Avenue,PineStreetandtheFECRailroadtracks.Mostoftheseparcelscanbeconsideredstandardlotsandwereinitiallyplattedforsmallsingle-familyresidences.Anotherareawithahighconcentrationoflesser-valuedparcels is the area between Washington Avenue and the FEC Railroad tracks, and south of South Street. With the highest concentration of lower property values, both these areas have been identified for various types of infill development.

CRAPropertyValues Vacant&DelapidatedProperty

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2.4 Existing Zoning

The CRA is currently composed of seven different zoning districtdesignations. However, the designation for the largest portion of the downtownareaistheCBD(CentralBusinessDistrict)districtdesignation.This designation is intended to “ … promote the health, safety andeconomicwelfareof the residentsof theCityby increasing theCity’staxbaseandpromotingthelong-termeconomicgrowthofthedowntownarea”.

This zoning designation allows for a variety of primary uses, such ascommercial, residential, hospitality and government buildings. It alsoallows for the development of mixed-use buildings in the downtownarea,aswellasothertypesofaccessoryandconditionaluses.

While the current land development regulations allows for mixed-use development,abuildingtypethatisenvisionedasaoneoftheprimarytypes in the long-range development scenario, the stated maximumresidentialdensity,height,yardandarearequirementscoupledwithon-site parking and stormwater requirements would be overly restrictive.TheCityshouldconsiderrevisingdevelopmentregulationsfortheCRAareaso that theywillproduce the typeofmixed-use(andsingular-usebuildings)andassociatedconditions thataredeemedappropriate.Thissuggeststhatanyrevisionstoexistingzoningornewregulationsshould

bebasedonachievingindividualsiteandoverallurbanformconditionsthataredesiredbylocalcitizens,contributetotheavibrantdowntownareaand allow sufficient flexibility for developers. In order to realize the types of buildings, streets and open space conditions identified by residents and reflected in this plan, existing zoning will need to be modified, amended, orsupplementedbynewdevelopmentstandardsormoredetaileddesign.These modifications will serve as a more predictable measure of achieving thestatedobjectivesandwillbetterclarifywhattypesofdevelopmentisdesiredbytheCity.

Another aspectof the current regulations that appears toworkagainstachieving desired conditions, are the site development criteria (e.g.setbackandlotarearequirements).Manyoftheserequirementsappeartobemoreapplicabletoother,moresuburbanpartsofthecity,ratherthenthe downtown area. The downtown area, more specifically, buildings fronting on Washington Avenue and Hopkins Avenue should be allowed to be constructed right up to the property line.Although the currentzoning does not encourage this, these conditions will play a significant role in transforming downtown streets into more pedestrian-friendlyenvironmentsandwillensurethatallfuturebuildingsplayagreaterroleincontributingtothelifeandaestheticcharacterofthearea.

LandUse

View Of Town Center At Washington Street

View Of Town Center Looking West

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2.5 Sub-Areas

Largely influenced by its linear configuration, the form and character oftheCRAareachangesdramaticallyfromnorthtosouth.Asaresult,theexistingbuiltformofthelargerdistrictappearstobecomposedofa number of smaller sub-areas along the Washington/Hopkins corridor. These sub-district conditions can be largely attributed to variations inthe development pattern, different building types, diverse intersectionconditions and changes in the aesthetic character of streets. While these changing conditions create opportunities for further definition of unique sub-districts,altogether theseconditionsestablishacollectivesenseofthedowntowncommercialarea.

AtthenorthernendoftheCRA,theSandPointPlazaareaappearsasasub-district.ThisareaischaracterizedbythelargevacanttractoflandatthebendofU.S.1.AsthelargestundevelopedparcelintheCRA,thelevelofdevelopmentthatthisareacouldsupportisequivalenttoasmallneighborhood.

The next sub-district that emerges is the area between Garden Streetand JuliaStreet.This area is predominantly commercial innature andgeneratesadiscerniblelevelofvehicularandpedestrianactivity.Italsoincludes the historic downtown core and at least two public surfaceparkinglots.Themorerecentbuildingsinthissub-districtincludeseveralsmall-scale stand-alonecommercialprojects.Aside from theTitusvilleCommons,therearenootheropenspacefeaturesintheimmediatearea.Theseconditionscontributetothissub-districtfunctioningasatraditionaltowncenter.

The next sub-district along the Washington/Hopkins corridor is the area wheremostofthemunicipalandcountyfunctionsarecentered.Thisareaincludes City Hall, the fire station, the county courthouse and other public buildings.Althoughtherearecurrentlynopublicopenspacesinthisarea,theconcentrationofpublicbuildingssuggestthatitfunctionsasatypeofgovernmentofciviccenter.

Further south along the Washington/Hopkins corridor, another sub-districtemergesasaresultofthelargenumberofvacantpropertiesandsmall-scale commercial uses. With the historic waterfront community directlytothewest,thisareahasthepotentialtobecomeanewdowntownneighborhood.AttheextremesouthernendoftheCRAarea,anothersub-districtappearstoemergeasaresultoftheconcentrationofcommercialbusinessesandthe convergence of Washington Avenue and Hopkins Avenue. This area appearstofunctionasatypeofgatewayintothedowntownarea.

Althoughnothomogenousfromitsnorthernlimitstothesouthernterminus,the waterfront is also quite diverse in composition. With the proposed ball-field complex, marina, park and Harbor Point development, this area createsarangeofedgeconditionstothedowntowncommercialdistrict.Thehistoric residential areaalong the southernedgeof thewaterfrontappearstobeastableneighborhoodwithaneclecticmixofperiod-stylesingle-familystructures.

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2.6 Street and Block Structure

The existing street order throughout much of the CRA area is defined by a consistent grid. The hierarchy of this grid is largely defined by the Washington-Hopkins “one-way pair” corridor, which functions as local arterialsas theyextendthefullnorth-southlengthof theCRAdistrict.Although someof the east-west streets southofSouthStreet arenon-continuous, a majority of the streets in the downtown area define a well connectedsystemoflinkages,bothwithinthecoreareaandwithadjacentneighborhoods to the west. With the frequency of intersecting side streets, thegridinthispartofthecitycreatesasystemof“ladder-like”blocksstartingatGardenStreettothenorth,andendingatGraceStreettothesouth.

The width of the rights-of-way for both Washington Avenue and Hopkins Avenuevariesbetween50and60feet,whilethewidthofcrossstreetsisabout60feet.Thesedimensionsallowfor“on-street”parkingalongmostblockfrontagesthroughouttheCRAdistrict.Thesidewalkportionoftheserights-of-way has dimensions of 10 to 12 feet. While the dimensions of streetsseemappropriatetothelow-risescaleofcorearea,moststreetsin the downtown area are lacking in pedestrian features, streetscapeenhancementsandfurnishings.

The long-range development plan acknowledges the planned right-of-way improvements along Washington Avenue and Hopkins Avenue by the Florida Department of Transportation. If implemented, theseimprovements will add to the inventory of “on-street” parking andwillestablishthebasisforamoreextensivestreetscapeprograminthefuture.

TheplanalsoproposesanumberofstreetextensionsinthenorthernandsouthernportionsoftheCRAarea.Attheextremenorthernendofthedistrict,theplanenvisionsanewstreetthatprovidesaccessfromtheSand

Point Plaza area to the marina, ball field complex and upper waterfront. Thisareaispresentlyaccessiblebyonlyonestreet that intersectswithU.S.1asitentersthedowntownarea.ThisstreetcanbebuiltwithintheopeningundertheU.S.1viaductasitpassesovertheFloridaEastCoastRailroadtracks.

Otherstreetextensionsarealsoenvisionedinthelong-rangedevelopmentplaninordertoprovidedirectadditionalpointsofaccesstothedowntownarea from neighborhoods immediately west of the Florida East CoastRailroad.Thesestreetextensionsacrossthetrackswillprovidealternativeroutes into the downtown area for residents living just outside of thedistrict.As a result of the grid street system, blocks in the CRA area are configured ina typical rectangularmannerwithstreet frontageonfoursides.Theeast-westdimensionofmostblocksintheCRAareaisabout200feet,whilenorth-southdimensionsvaryfrom200feettoabout400feet.Mostoftheseblocksareplattedwithparcelsofvaryingsizesthatrangefrom5,000 square feet up to half an acre. However, the large number of small parcels in certain parts of the CRA, make it difficult to develop individual buildingslargerthat10,000squarefeetasaresultofon-siteparkingandstormwaterrequirements.Thisfurthersuggeststhatfuturedevelopmentwillmorethatlikelyrequireparcelacquisitionandassemblageinordertoestablishafeasibleparcelsize.

With the small parcel sizes as a having a limiting affect on the prospects for appropriate infill development, overall block dimensions in the downtown will accommodate small-scale commercial and mixed-usedevelopment. Most parcels on blocks fronting Washington Avenue and Hopkins Avenue have sufficient depth to accommodate a building up to 50 feet in depth – the rear portion of these sites can be use for mid-blocksurfaceparking.Theseblockdimensionsalsoallowforanumberof residential building types, including small apartment/condominium buildingsandtownhouses,tobeconstructedinthearea.

PhysicalAssets

View Of Hopkins Avenue At Garden Street

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2.7 CRA Area Analysis

SummaryanalysisoftheentireCRAarearevealsafunctionalorderthatcanbestbedescribedasalinearcommercialcorecomprisedofanumberof distinct sub-districts.This order is largely attributable to the north-south orientation of Washington Avenue and Hopkins Avenue – which functionasbothlocalarterialsandasoneofthemaincommercialspinesof the city. This spine is intersected by two east-west arterial streets(GardenStreetandSouthStreet),andafewlocalstreetsthatconnectthedowntown to adjacent neighborhoods to the west. While the ladder-like systemofstreetsandblocksinmuchofthedowntownareaprovidesahighdegreeof localizedconnectivity, theareaappears tohave limitedaccessandvisibilityfromotherpartsofthecity.

Thebuiltfabricofthedowntownareaisquitediverseinformandcharacter.At present, much of the area is defined by buildings that do not contribute theorganizationalstructureandcohesivenessofatraditionaldowntown.The historic commercial core, the County courthouse, the PritchardHouse, and the historic waterfront residential neighborhood are the area’s extant historic resources. While these structures provide a discernible senseofarchitecturalcharacterandpermanence,otherbuildingsinthedowntownareacontributeminimallytoitsoverallaestheticqualityandcohesiveness.Most buildings constructed in the recent past, includingthose around the Garden Street/Washington Avenue intersection and otherwaterfrontdevelopmentsrespondtothedowntownareainamoresuburban-likemanner.Ifthedowntownareaisgoingtoregainitsuniquesenseofplaceasamixed-usedestination,futuredevelopmentpatterns

willhavetoplayagreaterroleincontributingtothebaseconditionsthataremoreurbaninnature.

With the recent addition of the Harbor Point condominium project, and the proposed Nelson’s Marina mixed-use development, the CRA areaappears to be experiencing the trend in waterfront housing. However, new housingprojectsinotherpartsofdowntownseemtobenoticeablyabsent.TheproposedRiverGatedevelopmentonBroadStreet,whichismorecentraltodowntown,maysignalanimprovementinmarketconditionsforotherresidentialdevelopmentinthedowntownarea.Inordercreateabaselevelofmarketsupportforcommercialdevelopment,toexpandexistingretailactivityandensurethattheseuseswillremainviable,theadditionofarangeofnewdwellingunitsatvaryingpricepointswillbecriticaltothelong-termprospectsfordowntowngrowth.

Althoughthedowntownareahasseveralwaterfrontparkfeatures,theseopenspacesappeartobesomewhatremoteandwithoutdirectaccessfromactivitycentersandotherpopulatedareas.TheproposedStormwaterParkopenspacefeature,whichwillbeadjacent to theproposedRiverGatemixed-usedevelopmentandIndianRiverAvenue,willplayamajorroleinreversingthiscondition.Otherexisting,aswellasfutureopenspacefeatureswillneedtobebetterplannedandsituatedinordertocomplementfuture development, provide sough after open space experiences, andensureahighdegreeofsustainedusagebylocalcitizens.

PhysicalCondittionsinNorthenPortionOfCRAArea

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CRA Boundary

Historic Properties

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2.8 Historic Assets

Like many Florida cities and towns that realized significant growth in the earlydevelopmentof theircommercialandresidentialareas,Titusvillealsohas several remaininghistoric features that convey themanner inwhich the city has grown over time. While these features help define the visualcharacterofpartsoftheDowntownCRA,theyalsorepresentapartofthephysicalurbanfabricthatishighlyreveredbylocalresidents.Assuch,thesehistoricfeaturesshouldbeconsideredintegraltoanygrowthorredevelopmentstrategyundertakenbytheCity.

The Downtown CRA has two areas with a concentration of historicbuildingsandseveralotherhistoric structures scattered throughout thedistrict.OneofthemostprominentoftheseistheDowntowncommercialarea that is centered along Washington Avenue, between Broad and Julia Streets.Thisareaischaracterizedbyseveraltwo-story,multi-usebuildingsdatingfromthelate19thandearly20th centuries. These buildings define a “mainstreet”contextforseveralblocksandshouldserveasaprecedentdevelopment pattern for future infill projects.

AnotherimportantpartoftheCRAwithanumberofhistoricbuildingsisthe“OldTown”waterfrontresidentialneighborhoodalongtheeasternedgeofthedistrict.Thisareaiscomprisedofaneclecticmixofperiodstylehousesdatingfromtheearly20thcentury.Thevarietyandnumberof these dwellings contributes an established “close-in” neighborhoodcharacter to this part of the CRA, as well as a sense of permanenceand daily activity. While the master plan recognizes the importance of thisareato theongoinggrowthandevolutionof theDowntownCRA,it also acknowledges the need for future infill development in the CRA to be sensitive to these structures. Where adjacent scale and uses are incompatible with these structures, new development should attempttocreateappropriatebufferingdevisesandotherdesirablearchitecturalconditions.

Other historic structures scattered throughout theCRA should also beconsideredwhennewprojectsareproposedincloseproximitytothem.While individual projects will have different priorities and requirements, appropriatebuildingandsitedesignmeasuresshouldbeusedforfutureprojects in order to minimize adverse impacts on individual historicstructures.





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3.0 REDEVELOPMENT OPPORTUNITIES

When available land, access and other advantageous development circumstancesareconsidered,theCRAareahasanumberofopportunitiesfor redevelopment.Although the areahas thepotential for only a fewlarge-scaleprojects,thereareanumberofparcelswhicharecandidatesfor small to mid-size infill developments.

The current development trend in Downtown Titusville, as evidencedby the Harbor Point condominium project and the proposed mixed-use developmentsatthemarinaandadjacenttotheStormwaterPark,suggeststhattheareawillrealizeanumberofnewresidentsinthenear-termfuture.

This trend will likely have a positive influence the market for additional residentialunitsandthereturnofdisplacedcommercialactivity.

While parcel sizes throughout the CRA area are varied in size, two of the best infill opportunities appear to be frontages along Washington and Hopkins Streets for mixed-use development, and vacant/underutilized parcels between the FEC Railroad and Hopkins Street for medium density townhouses.

View Of Washington Avenue / Palmetto Street Intersection

View Of City Hall Plaza

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4.0 URBAN DESIGN CONCEPT

The urban design concept for revitalizing the CRA area is the mainorganizationalideaforarrangingthephysicalelementsofthedowntowntoachievethestatedobjectives.Itspurposeistoestablishanappropriateframework for accommodating future growth.This approach is basedonaredevelopmentstrategythatrecognizesthearea’sexistingphysicalstructure and order, its strengths and assets, local market conditions,constraintsandtheaspirationsofTitusvilleresidents.

As one of the primary steps in defining a long-term redevelopment strategy, theurbandesignconceptdevelopedfortheCRAareaseekstoestablishparameters fororderlygrowth, aswell asoptimizingopportunities forgeneral improvements in theoverall formandcharacterofdowntown.Thisconcept is largelyattributableto theexistingorderestablishedbythe “one-way pair” road system of the U.S. 1 corridor (i.e. Washington

Avenue and HopkinsAvenue). It envisions the development pattern of the CRA evolving in a more consistent manner through private-sector infill developmentandpublic-sectorinitiativesalongthesenorth-southstreets.This“linearspine”wouldcontinuetobetheprimaryorganizingfeaturefor thisoneandahalf-mileportionofdowntown,andwould functionastypeofarmaturefordevelopmentanddowntownactivities–furtherlinkingseveralsub-districts fromnorth tosouth.Theendresultwouldaconditionof “ladder-like” streets andblockswithaconcentrationofnewandexistingbuildings,diverseusesandintegralconnectionstootherpartsofthecity.

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5.0 LONG-RANGE REDEVELOPMENT SCENARIO

This long-range redevelopment scenario envisions the DowntownTitusvilleCRAareaevolvingasarevitalized“traditionaltowncenter”,comprised of a number of diverse, yet integrated neighborhood sub-districts.Thesesub-districtsareasfollows:

• The northern waterfront/marina sub-district• TheSandPointPlazasub-district• TheTownCentersub-district• TheCivicCentersub-district• TheOldTownhistoricneighborhood• TitusvilleVillageneighborhood• TheSouthernGatewaysub-district

This redevelopment scenario acknowledges growth and developmentthat has occurred in the recent past, what will occur in the near-termfutureandwhat is likely tohappen in thedistant future.Thisscenarioalsoacknowledgestheperceptiblelimitationsandconstraintsassociatedwithfuturedevelopmentintheareaandattemptstomaximizethearea’sexisting assets and strengths in order to ensure the emergence of avibrantdowntown in the future.Thisvision isbasedona twenty-yearoutlookforachievingtheseconditionsandanticipatesfuturegrowthwillresult indevelopmentpatterns thatestablishanew“senseofplace” inthedowntowncore.Theconditionsproposedaspartof this long-termscenario envision the area as a vibrant mixed-use destination that ispedestrian-friendlyandhasvisualappealthatisaltogetheruniquewithinthelargercityofTitusville.

This Long-Range Redevelopment Scenario uses the prominent U.S. 1/Washington-Hopkins one-way corridor system as revitalized commercial main streetswith concentratednodesofdiverse activity fromnorth to

south.Thesemainstreetsinthedowntownareaareenvisionedasbeingreinforcedwiththefollowingtypesoffeatures:

• Mixed-use infill buildings with consistent streetwall frontage fromblocktoblock

• Morecohesivemassinginbuildingform• Theintegrationofexistinghistoriccommercialbuildings• A range of ground-floor commercial uses that contribute to life

alongthesidewalks• A series of different public open space features that function

as destinations and expands the area’s capacity for stormwatermanagement

• Expandedcapacityforon-street,surfaceandstructuredparking• “Gateway-like”conditionsalongmajorentranceroutes into the

downtown• Enhancedintersectionconditionstoaccommodatepedestrians• Enhancedstreetscapeconditionsalongmajorstreetsthatestablish

anewvisualcharacterandimage• Newstreet connectionswith theadjacentneighborhoods to the

west• Improvedaccesstoportionsoftheriverfront

Inadditiontothis,theLong-RangeRedevelopmentScenarioestablishesgeneral parameters for infill development south of Garden Street and forextendingthecity’sstreetsystemintotheSandPointPlazaareatothenorth.ThemasterplanenvisionsimprovededgeconditionswiththeadjacenthistoricwaterfrontneighborhoodontheeasternedgeoftheCRAareaandexistingresidentialareasonthewesternsideoftheFECRailroad.From the northernmost part of theCRA to its southern terminus, theplanenvisionsanumberofnewstreetsextensionsthatallowforbetteraccesstothewaterfrontandtootherpartsofthecitythatcurrentlyarenotdirectlyaccessibletothedowntown.

View Of City Hall Plaza Looking NorthwestView Of City Hall Plaza Looking Southeast

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LONG-RANGE REDEVELOPMENT SCENARIO

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6.0 DOWNTOWN CORE AREA

6.1 Town Center and Civic Center Sub-Areas

The Long-Range Redevelopment Scenario for the CRA envisions arevitalizedcoreareacomprisedofadiscernible“TownCenter”areaandaCivicCenterarea.LikethelargerCRAarea,theurbandesignstructureof the core area is based on a linear framework. This framework ispunctuatedbyseveralactivitynodesandisconnectedtoadjacentareasalong side streets that intersect with the “Washington-Hopkins spine”. TheplanforthispartoftheCRAattemptstomaximizethepotentialofexisting conditions, while creating a new town center that becomes adaytimeandeveningdestinationinthispartofthecity.

The Town Center sub-area is defined by the Garden Street/U.S. 1 intersections at Washington Avenue and Hopkins Avenue. It also includes theexistinghistoriccommercialcoreandTitusvilleCommons.Thisareaisanchoredbyanewcivicstructure,anopenspaceplazaandstormwaterpond, a new mixed-use entertainment facility, a number of infill buildings anda378-carparkinggarage.ThetowncenteralsointegratestheproposedStormwaterParkandtheRiverGateresidentialproject.Theopenspacefeature, which is strategically situated between Washington Avenue and

Hopkins Avenue, is intended as one a series of lively pedestrian spaces throughouttheCRAarea.ItisalsointendedasacentralgatheringplaceforTitusvilleresidentsandasacomplementtofuturedevelopmentalongthestreetfrontagessurroundingthepark.Thetowncenterareaisintendedtomarkthearrivalintodowntownfromthewest.

TheCivicCentersub-areaisdirectlysouthoftheTownCenterareaandisalso defined by a new open space feature. Situated between Washington Avenue and Hopkins Avenue, this area is directly adjacent to City Hall, the Fire Station, a hotel/conference center and County facilities along the westernedgeof theCRAdistrict.ThisconcentrationofcivicusesandtheirproximitytoeachothercontributestoasenseofcivicidentityforthispartoftheDowntown.TheseconditionsalsopresentanopportunitytoestablishastrongercivicpresencefortheCitythroughtheadditionofothergovernmentandculturalusesandpublicamenities.LiketheTownCenterPlaza, theCivicCenterPlaza isalso incorporatesastormwaterfeaturesetamidapedestrianopenspace.Oneblocknorthoftheplaza,theCivicCenterparkinggarage,with366spaces,occupiestheexistingJuliaStreetsurfaceparkinglot.Inadditiontothepublicusesintheimmediatearea,theCivicCenterisalsoenvisionedwithanumberofnewmixed-useinfill buildings.

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6.2 Proposed New Development

Giventhelackoflarge-scaledevelopmentparcelsintheCRAarea,newdevelopment is generally expected to materialize mostly as modest-scaled infill projects in the future. The Long-Term Redevelopment scenario proposes a number of infill projects along Washington Avenue and Hopkins Avenue, as well as some adjacent side streets, in order to create “main street-like” conditions and to establish a criticalmass ofcommercial activity in the downtown.These buildings are envisionedasbeinguptothreestoriessouthofBroadStreetandfourtosixstoriesnorth of Broad Street. The exceptions to this height recommendationwouldbethefuturedevelopmentof theSandPointPlazaareaandthehotel/conference center at South Street. These buildings should achieve a height of at least eight stories in order to be economically feasibleandestablishlandmarkconditionsinthearea.ThelikelyexceptionstothisheightscenariowouldbetheSandPointPlazaparcelandthelargeamount of vacant individual parcels concentrated just south of SouthStreet–eachbeingabletosupportnewdevelopmentprojectsinexcessofseveralacres.

Inordertore-populatethedowntownandenhanceitsmarketpotentialas a destination, a critical component will be the introduction of newmixed-usebuildingsthataddcommercialvitalitytothearea,asarangeof housing opportunities. These buildings should provide ground-floor commercialactivityandupper-levelapartments,condominiums,loftsoroffice space.

In addition to these, another proposed infill project envisions the development of a downtown mixed-use entertainment facility withrestaurants, shopping and leisure uses.This facility is envisioned as acommercial establishment with extended operation hours and a newdestinationinthedowntownforeveningactivity.TheplanalsoproposesthedevelopmentofanumberofresidentialprojectsthroughouttheCRAarea. These projects would take the form of townhouses, live/work lofts and apartments/condominiums. These buildings will also contribute to thedowntownpopulationbaseandaddamoreconsistentlevelofactivitytodowntownstreets.

Public-sector development in the CRA area is expected to includethe development of two new garage structures, a least one new Citygovernment office building and possibly a new cultural and community facility. These parking garages are intended to add to the existinginventoryofpublicparkingspacesandrelievesomeoftheon-siteparkingrequirements for new development projects in the CRA that can notcomplywithestablishedparkingrequirements,butwouldotherwisebedesirableadditionstothearea.Thisadditionalparkingisalsointendedtohelpattractnewdevelopmentandanamplesupplyofparkingforexistingcommercialusesaswell.Eachofthesegarageswouldalsoincludeground– floor commercial space to further activate adjacent sidewalks and as a sourceofadditionalrevenue.

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6.3 Open Space and Streetscape

This Long-Range Redevelopment Scenario envisions the creation ofseveral newopen space features in theDowntown area.Twoof thesespaces, the Town Center Plaza/Stormwater Pond and the City Hall Plaza/Stormwater Pond, are intended as major pedestrian activity areas. Inaddition to these, similarnewplazasarealsoenvisionedwithin theTitusville Village area and in the Southern Gateway area. The TownCenter Plaza, north of Broad Street, adds over one acre of combinedpedestrianopenspaceandstormwaterpondarea.Approximatelyhalfofthisareawouldbeavailableforpedestrianactivitiesandamenities,suchaswalkingpaths, lawnareas,vendingcartareas,gardens,seating,etc.The Civic Center Plaza, which would be directly adjacent to City Hall, isapproximatelyone-acre insizeandhassimilar features to theTownCenterPlaza.Thisplazaisenvisionedasacentralpedestrianspaceinthemidstoflargelygovernmentfacilitiesandwoulddoubleasaspaceforpublicgatheringsandceremonies.

The plan also envisions a new plaza directly west of the Prichard House. Thisopenspacefeatureisintendedasaforecourtforthishistorichousemuseumcouldincludeafountain,seatingandshadetrees.

TheproposedTitusvilleVillageareaisanchoredbyaseriesofnarrowopenspacefeaturesalonganewroadwayextensionofMaxwellStreetfrom thewestern sideof theFECRailroad.Theseopen spaceswouldbe configured as a series of plazas with small stormwater ponds on facingblock frontages.These spaceswould serve as a type of centralneighborhood space and would be flanked by new residential and commercialdevelopment.At thesouthernendof theCRA,atBrevardStreet,anotheropenspacefeature isenvisionednear theconcentrationofcommercialstructuresproposedattheSouthernGateway.Thisspaceencompassesapproximatelyathirdofanacreandwouldserveasacentralopenspaceforthisenvisionedcommercialprecinct.

TheplanalsoenvisionstheimplementationofanewstreetscapeprogramalongprioritystreetsthroughouttheCRAarea.Thisstreetscapeprogramwould focus on the Washington Avenue and Hopkins Avenue corridors, theGardenStreetcorridor,andwesternentrancessuchasSouthStreetandMainStreet,aswellasnewstreetextensionsatMaxwellStreet,St.John’sStreet,andGraceStreet.Thestreetscapeimprovementsalongthesestreets include tree planting within sidewalks, planted medians alongGardenStreet,andnewlightstandardswithidentityandeventbanners.Thesesecondaryelementswillplayamajorroleinthe“branding”ofthedowntownareaandimprovingthevisualcharacteroftheentiredistrict.

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6.4 Parking

In order to meet the demand for additional parking capacity as theCRAareagrows,parking throughout thedowntownCRAwill includeacombinationofexistingsurface lotsandon-streetparking,withnewsurface lots, newon-streetparking spaces and structuredparking.Theplan recognizes the need for an increase in the inventory of availableparkingspaces,particularlywithinthe“TownCenter”andCivicCenterareas.Mostofthenewspaceswillbeneededincloseproximitytofuturedevelopmentsites,nearpublicspacesandnearfuturedestinations.

As the downtown area continues to develop, one of the most bestalternatives for satisfying future demand for new parking, will bestructured parking. While these structures may not seem feasible at this point,theadditionofnewresidents,expandedretailing,andanincreasein downtown destination-oriented local traffic, will require a parking plan for theCRAarea thatwill likely includestructuredparking.Thisplanacknowledgesthisneed,andproposestwonewparkingstructures.Thesestructuresshouldbepartofaninitiativetoenhancemarketopportunitiesforprivate-sectorinvestmentandasprimarycomponentofdowntown’sparking infrastructure. This plan envisions a new 378 parking-spacestructureintheTownCenterarea,justnorthofthehistoriccommercialarea.Theotherparkingstructurewouldbelocatedin theCivicCenterarea, on the City-owned Julia Street surface lot.This structure wouldhave 366 spaces. Each of theses parking structures is planned with

ground-floor spaces that can accommodate commercial uses along the adjacent streets.Along with the existing Titusville Commons parkingarea,existingandnewon-streetparkingspaces,andseveralsmallsurfacelots,thesenewgarageswouldincreasetheparkinginventoryinthecorearea(fromGardenStreettoSouthStreet)towellover1,230spaces.

So that future parkinghelps promote desirable conditions in theCRAarea, theplanrecommendsthatallnewsurfacelotsthataredevelopedinconjunctionwithnewbuildingsbesituatedontheinteriorsofblocks,behind the building, rather than in the front. This will ensure streetconditions that aremoreconducive to activeand lively sidewalks andrelate better to the established development pattern in the downtownarea.

Projected Parking Space Inventory: Core Area

SurfaceLots:____________________________________260+(includingexisting&newprivatespaces)On-StreetParking:_______________________________226+(includingexisting&newspaces)StructuredParking:______________________________744+(includingbothpublicgarages)

TotalCoreAreaParking:___________________1,230+spaces

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7.0 OTHER ENVISIONED fEATURES

In addition to the features already identified, this CRA Plan Update proposes a number of new features throughout the area that willcomplement existing conditions, promote a vibrant economic climate,enhancethegeneralcharacterofdowntown,andexpandopportunitiesforfosteringpubliclifeandactivityforlocalcitizens.

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SandPointPlazaMixed-UseVillageAt the northern end of the CRA district, the Sand Point Plaza areais envisioned as a new urban village with a number of mixed-useconditions.Asoneofthelastmajordevelopmentopportunitiesavailableon a contiguous piece of land in theCRA, the SandPoint Plaza areacanbecomea catalyst fordevelopment andanorthern anchor for thispartofthedistrict.Theplanproposesthatthestreetandblockstructurebeextendedthroughoutthisareafromthewestandthesouth,inordertolinktheareawiththefabricofthispartofthecity.Buildingsinthisarea are envisioned as a mix of townhouses and multi-use residentialbuildings with ground-floor commercial activity. Some of the buildings inthisdevelopmentareproposedasmid-riseresidentialtowers,similarin height to the Harbor Pointe development – but with clearly defined baseconditionsthatcontributetolifeatthestreetlevel.Theareawouldbeanchoredbyanewpublicopenspacefeaturethatincorporatesanewstormwater pond, with ground-floor commercial uses surrounding the edges.Directlyadjacenttothisareawouldbeanewpedestrianconnectionacross U.S. 1 to the Marina district. With this new connection, future development of the Sand Point Plaza area will become a critical linkbetween the downtown and the waterfront – providing residents withsafe and direct access to the new ball field complex, the public marina, theproposedNelson’smarina and theSandPointPark. In addition tothis, the plan envisions the extension of Wilson Avenue, north to Marina Road.ThisnewstreetextensionwouldprovideavehicularconnectionfromtheSandPointPlazaarea,underneaththeU.S.1viaduct,directlytothenorthernwaterfrontandmarinadistrict.

MainStreetMarinaGiventhelimitedopportunitiesfordirectaccesstothewaterfrontfromdowntown, theplanproposesanewpublicmarinaat thefootofMainStreet.ThisfacilitycouldbeconstructedattheeasternendoftheMainStreetright-of-way,andwouldallowactivityinthehistoricdowntownto extend to thewater’s edge.This facility could include awaterfrontrestaurant overlooking the Indian River and in close proximity to theexistingcorecommercialarea.Thisfacilitywouldalsoaddanumberofpublicslipsandshor-termdockingforpleasurecraft.

TitusvilleVillageThe amount of vacant land south of South Street, from Washington Avenue westwardtowardstheFECRailroadaffordstheCRAtheopportunitytoreestablishthetypicalblockstructureforthisarea,andestablishanewresidentialneighborhoodincloseproximitytodowntown.Envisionedasatownhousedevelopmentanchoredbyasupermarket,TitusvilleVillagecouldaccommodateover150newdwellingunitsandoveranacreofopenspace. With an extension of Bridge Street across the railroad tracks from the west over to Washington Avenue, a new connection with the adjacent neighborhoodcouldbemadeintothedowntownarea.At thecenterofthis residential village would be a series of linear open spaces alongBridgeStreetwithenhancedlandscapingandretentionpondfeatures.Anew supermarket at the corner of Bridge Street and Washington Avenue wouldfunctionastheheartofthisneighborhoodandalsoservenearbyresidentsintheOldTownneighborhood.

SouthernGatewayThesouthernendoftheCRAisenvisionedwithanumberofnewcommercialbusinesses congregated along Washington and Hopkins Avenues, from Brevard Street down to Grace Street. With this concentration of business activity,theareawouldfunctionasagatewayintothedowntownfromthesouth.Thisareawouldalsobeanchoredbyanewopenspacefeatureandretentionpond.Alongwithnewstreetscapeimprovementsandanumberof new structures, these conditions would redefine the southern end of theCRAasastablecommercialsub-districtandcreateenhancedvisualconditionsatthesouthernentrancetodowntown.

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8.0 PHASING & IMPLEMENTATION RECOMMENDATIONS

The following recommendations are indented as a series of follow-upmeasures in the Titusville Downtown CRA’s ongoing redevelopmentprocess.Theyarealsointendedtooutlineanumberofstrategicmeasuresthatwillhelpensurethattheareaevolvesinacoordinatedanddesirablemanner. These phasing and implementation recommendations suggestmeasures that are aimed at leveraging and maximizing the impact offuturepublic-sectorinvestmentsinattractingprivate-sectorinvestmentsthroughoutthedistrict.

PHASE I: 5 TO 8 YEARS

Private Sector Initiatives Public Sector Initiatives Regulatory Issues

ImplementNelson’sMarinadevelopment.

ImplementRiverParkmixed-usedevelopmentnexttoStormwaterPark.

DevelopavarietyofnewresidentialopportunitiesinthroughouttheCRAarea.

Develop infill housing intheNorthandSouthPalmStreetareasandadjacenttotheFECRailroad.

BegindevelopmentoftheSandPointPlazaarea.

Conduct(realestate)marketanalysisandfeasibilitystudyforCRAarea.

AcquirelandandassemblefeasibledevelopmentparcelsaroundtheGardenStreet/U.S. 1 intersection.

AcquirelandintheNorthPalmStreet&SouthPalmStreetareas

ImplementStormwaterParkproject.

AcquirelandintheTownCenter,CivicCenterandSouthernGatewayareasforcentralparkingandstormwaterfacilities.

ImplementaprioritystreetscapeenhancementprogramthroughouttheCRAareaandatmajorentrypoints.ImplementproposedD.O.T.improvementsalong Washington Avenue and Hopkins Avenue.

Adoptlong-rangedevelopmentplanforCRAarea.

ModifyComprehensivePlan to reflect Town Centerconcept.

Modifyexistingzoningorestablishoverlaydistricttoattractdesiredtypeofdevelopment.

Adopt“form-based”codeanddevelopmentstandards.

CreatelocalhistoricdistrictforOldTownresidentialarea.

EstablishhistoricpreservationcriteraforcommercialpropertiesintheTownCenterarea.

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PHASE II: 7 TO 15 YEARS


ContinuedevelopmentoftheSandPointPlazaarea.

Continuedevelopmentof infill housing in the NorthandSouthPalmStreetareas.

Implement”destination-oriented”mixed-useentertainmentcomplexintheTownCenterarea.

Develop office and businessstructuresintheSouthernGatewayarea.

DevelopanewhotelandconferencecenterattheSouthStreetentryarea.

ImplementgrocerystoreintheTitusvilleVillagearea.

InstallprioritystreetscapeenhancementsalongWashington Avenue and Hopkins Avenue and at majorpointsofentryintothedowntown.

ImplementnewstormwaterfacilitiesintheCRAarea.

ImplementnewparkingstructuresintheCRAarea.

CreateRiverwalkesplanadeandwaterfrontparkimprovements.

ContinueprioritystreetscapeenhancementsalongallCRAcorridorsandconnectorstreets.

EstablishnewdesignreviewcriteriaforallfutureprojectswithintheCRAarea.

PHASE III: 14 TO 20 YEARS


ContinueSandPointPlazamixed-usedevelopment.

Continue office and businessdevelopmentinSouthernGatewayarea.

Continue infill housing intheNorthandSouthPalmStreetareas.

Implementexpandedcitymarina.

ContinuetoimplementnewstormwaterfacilitiesthroughouttheCRAarea.

ContinuetoimplementopenspaceamenitiesineachCRAsub-area.

ImplementculturalfacilitiesinTownCenterandCivicCenterareas.

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View of Hopkins Avenue Looking North

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