TOWARDS AN URBAN AND SUSTAINABLE ...

TOWARDS AN URBAN AND SUSTAINABLE PUERTO NUEVO: A GREEN (RE)DEVELOPMENT OF THE FIRST SUBURBS IN SAN JUAN OF PUERTO RICO Project presented to the University of Puerto Rico Graduate School of Planning, Rio Piedras Campus, as a partial requirement to obtain a Master Degree in Planning.

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Approved by:

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Thesis Director Gerardo Navas, Ph.D.

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Thesis Advisor Luis Enrique Santiago, Ph.D.

Thesis Advisor Gabriel Moreno Viqueira, Ph.D. By:

Luis Enrique Ramos Santiago

December 2008

Gerardo N.avas, Ph.D. Thesis Director ABSTRACT This thesis explores the feasibility of the phased (re)construction of a deteriorating innercity neighborhood as a strategy to forestall (sub)urban sprawl and advance a more sustainable relationship between the city and the biosphere. It focuses on the analysis of the causes and negative consequences of neighborhood deterioration and (sub)urban sprawl in the capital city of San Juan in Puerto Rico, and the proposal of a

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comprehensive, participatory and multidisciplinary (re)development program as a feasible solution. Puerto Nuevo Ward, the first mass-produced suburb in Puerto Rico, serves as case study for the investigation. A historic analysis of the socio-economic,

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political, institutional and urban design/planning aspects forms the first part of this investigation. Based on Goodall (1972) and Smith (1983) theoretical stage-models for neighborhood deterioration cycles, several socio-economic indicators, trends, and use changes are identified and compiled using US Census data. These are evaluated for one neighborhood-unit in the Puerto Nuevo Ward: Sector-74. Informal interviews to residents and a historical comparative analysis of the transport and physical characteristics of housing structures, commercial structures and public spaces complement the socioeconomic evaluation. A progressive intermediate neighborhood deterioration stage is identified for Sector-74. Socio-economic (re)vitalization and physical (re)development is proposed as a solution to the on-going decline. A multidisciplinary planning approach to the (re)construction of the city, (re)adapting and (re)structuring its urban inventories and integrating the community in the planning and (re)development process are considered essential to achieve housing affordability, social justice, and a more sustainable urban

© Arch. Luis Enrique Ramos

environment whilst pre-empting the causes of neighborhood deterioration. The project is specifically geared to transform the neighborhood's layout into a more environmentally friendly, socially conscious and physically optimized urban land. A voluntary community-based land trust scheme is proposed as a collective instrument of negotiation and/or participation as co-developer with the private sector, guided and planned by the public sector. This aims at managing the ubiquitous process of gentrification. Also, the project identifies specific urban and architectural strategies and typologies at several

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design scales (metropolitan, neighborhood, urban block, and architecture) geared to mediate society's needs and those of the biosphere. Climate responsive design, transit,

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and an improved neighborhood layout that promote pedestrian accessibility and car deterrence are some of the strategies pursued. A new energy and water resource semiautonomous tropical urban block prototype, the EnviroBlock (EcoBloque), is proposed as a basic module for (re)constructing substantial areas in deteriorating (sub)urban neighborhoods into more sustainable urban districts. A feasibility/affordability study is performed for this prototype. Local development costs and construction costs are considered for several market sectors, public subsidies and density scenarios. The results indicate the necessity of public subsidies and/or technological innovation if the majority of the housing market demand is to be attended in central urban areas. Implementation design, planning instruments and public finance strategies are also discussed as part of the project. A sustainable transformation of San Juan City is necessary, possible and feasible. The (re)development of deteriorating transition period suburbs to higher density mix-uses and the improvement of transit through a socially and environmentally conscious urban plan is the recommended course of action.


Dr. Gerardo Navas Consejero Principal RESUMEN Esta tests ausculta la viabilidad de la (re)construccion acompasada del distrito Puerto Nuevo, en la ciudad de San Juan (Puerto Rico), como antidoto a su deterioro insostenible y al desparrame suburbano. Enfoca en el andlisis de los factores causales de deterioro de barrios y propone el (re)desarrollo y la (re)vitalizacion dentro de un enfoque de planificacion participativa y multidisciplinaria. Se plantea la transformacion urbana,

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morfologica y tipologicas del dmbito fisico-espacial. Esta seria guiadapor el paradigma del desarrollo sostenible, el cual patrocina la conservacion y restauracion del ambiente, el desarrollo economico, y la justicia social, resguardando recursos limitados para el

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disfrute de generaciones futuras. Una pesquisa historica en torno a los factor es politicos, socio-economicos, institucionales, y de diseno urbano que conformaron el distrito y su evolucion da comienzo a la investigacion. Basado en la teorias de Goodall (1972) y

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Smith (1983) concernientes a las etapas del ciclo de deterioro de barrios, se identiflcan indicadores y variables socio-economicas, tendencias y cambios en uso en datos provistos por el censo federal estadounidense para el barrio "Sector-74" de Puerto Nuevo. Estos datos se complementan con entrevistas informales y anecdoticas a residentes y un andlisis historico de los cambios socio-economicos, caracteristicas de transporte y caracteristicas fisicas de estructuras residenciales, comer dales, y espacios publicos desde el aho 1960 hasta el aho 2008. El andlisis revela un nivel de deterioro progresivo intermedio para el "Sector-74". Se propone un proyecto de (re)vitalizacion socio-economica y de (re)desarrollo fisico-espacial como solucion viable al deterioro existente y anticipado. Las transformaciones flsico-espaciales propuestas procuran una i


relation mas sustentable con el ambiente natural y un uso optimo del suelo urbano. Se propone un esquema de fideicomiso de tierra comunitario como instrumento de negotiation colectiva y co-participacion de los residences en el (re)desarrollo. Este procura una (re)urbanizacion justa y asequible. Se propone que el sector publico oriente el proceso con elfin de garantizar una distribution balanceada de la potencial plusvalia del (re)desarrollo y administrar el proceso de aburguesamiento ("gentrification") del barrio. Se identifican estrategias y tipologias urbanas/arquitectonicas orientadas a

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lograr un mejor balance entre las necesidades sociales y el medio ambiente. Su diseno responde al clima local, reduce la demanda energetica, y mejora la accesibilidad y organization de espacios publicos/privados a escala de barrio. Un nuevo prototipo arquitectonico urbano en Puerto Rico, el EcoBloque (EnviroBlock), se plantea como

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solution integral alproblema de asequibilidad residential, densificacion, habitabilidady sostenibilidad. Se analiza la viabilidad economica de esta nueva tipologia tomando en cuenta costos de desarrollo y construction al aho 2008. Los resultados indican la necesidad de subsidio publico, economias de 12% en costos de desarrollo basado en la co-participation, y la necesidad de innovation tecnologica para poder atender la demanda mayor de los sectores de ingresos medios y bajos en areas centricas de la metropolis. El proyecto

tambien propone la (re)funcionalizacidn y mejor as a

infraestructuras publicas para priorizar el transporte multimodal y reducir la dependencia en el automovil. Finalmente se hace un acercamiento a modelos, estructuras e instrumentos de implantation y estrategias de financiacion publica. Lograr un entorno mas habitable y sostenible para esta y futuras generaciones plantea como necesaria, deseable y viable la (re)construction acompasada de la ciudad.


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University of Puerto Rico Rio Piedras Campus

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TOWARDS AN URBAN AND SUSTAINABLE PUERTO NUEVO: A GREEN (RE)DEVELOPMENT OF THE FIRST SUBURBS IN SAN JUAN OF PUERTO RICO

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HACIA UN PUERTO NUEVO URBANO Y SOSTENIBLE: EL (RE)DESARROLLO DE LOS PRIMEROS SUBURBIOS EN SAN JUAN DE PUERTO RICO

Project presented to the University of Puerto Rico Graduate School of Planning, Rio Piedras Campus, as a partial requirement to obtain a Master Degree in Planning.

By: © Luis Enrique Ramos Santiago December 2008 (rev. November 2009)

UMI Number: 1478567

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