Ownership of the Phoenix Arts & Innovation District filed a master plan with the city in its next step to regenerate the North Springfield neighborhood.
Companies associated with Miami-based Future of Cities, which bought and assembled the properties comprising the 8.3-acre site, applied Jan. 10 with the city for more rezoning as a Planned Unit Development and for a land use amendment.
Future of Cities proposes a mixed-use development at 2336 N. Liberty St., a site bounded by Main, 15th and Liberty streets and the rail line, with three parcels south of the line.
The Jan. 3 master plan and PUD implementation document outlines road and street widths, the proposed Emerald Trail, phasing estimates, parking pedestrian circulation, building uses and heights, and architectural visualizations.
The PUD description says the renderings are intended to be illustrative and not to serve as an accurate depiction of the redevelopment.
“The Phoenix Arts & Innovation District is an opportunity to co-create in partnership with the neighborhood of North Springfield a new vision for its future,” said Tony Cho, CEO and founder of Miami-based Future of Cities and founding managing partner of PHX JAX, in a December news release.
Since 2020, companies owned by Future of Cities have been buying the property to regenerate the neighborhood, primarily comprising old warehouse and vacant space, into affordable housing, innovation, markets, food trucks, events, green space and more.
The Phoenix Arts & Innovation District is also called PHX JAX.
The city enacted legislation in August for rezoning and for a small-scale land use amendment. A PHX JAX spokesperson said Jan. 16 the main difference with the latest filings is with heights and residential density.
The property is north of Springfield and in the Eastside area, all north of Downtown.
The plan
The district spokesperson said Jan. 15 that highlights of the master plan and PUD application are:
• A master site plan, consistent with the provisions of the Future Land Use Element of the 2045 Comprehensive Plan, to build a vibrant neighborhood with adequate urban density that will complement the overall vision for PHX JAX to reinvigorate livelihoods and economies, grow business opportunities for local companies and people, provide infrastructure for local food options, and build quality of life, safety, wellness, culture, and collective transformation and revitalization.
• Green infrastructure initiatives including solar energy generation improvements, a water harvesting strategy to support irrigation, and EV charging stations.
• An integrated system of pedestrian walkways, sidewalks, parks and paths, including connection and trailheads to the Emerald Trail.
• Incorporation and expansion of transit opportunities, including but not limited to working with transit authorities to provide appropriate access.
So far
Work already has begun on the Emerald Station, while the Liberty Building is expected to break ground in the first quarter of 2024.
“North Springfield and the neighboring historic Eastside neighborhood where the Phoenix Arts & Innovation District is located has been in need of revitalization for years,” the spokesperson said Jan. 15.
“There is no better time than the present to support these neighborhoods with this important catalytic project to serve the community as a resource and the region as a destination for arts, culture and commerce.”
The spokesperson said that given the growth of Downtown Jacksonville and the city in general, “Springfield and PHX JAX play an important cultural role in the evolution of Jacksonville as a cultural hub of art culture and creativity, as well as sustainability.”
Companies owned by Future of Cities in Miami have been investing in about two dozen parcels east of Main Street to Liberty Street, south of East 15th Street and generally north of the rail line.
Property records show that between 2020 and 2023 Future of Cities companies, led by Cho, have paid about $8.3 million for most of 8.3 acres along Market, Hubbard, Main, Liberty and East 15th streets.
It has been buying the parcels from multiple property owners.
The spokesperson declined to comment when asked whether more parcels will be bought to increase the 8.3-acre property.
More about the location
Future of Cities companies seek rezoning from PUD and Industrial Light to a full PUD.
They seek a land-use change from Community General Commercial and Light Industrial to a Regional Commercial site-specific policy.
The site also allows for incentives and support because of its location.
According to the Phoenix Arts & Innovation District PUD Phase 2 description, the property is within the Urban Priority Development Area, is designated as a Level 1 Economic Distress Area and a parcel at 2245 N. Main St. is within the Springfield Overlay District and within an Opportunity Zone.
The spokesperson said that Phase 2 is the adaptive reuse of the property, after the Phase 1 acquisition and before the Phase 3 vertical development.
The site is now a mix of vacant warehouses, buildings and a few open lots. Owners say they are seek the PUD zoning district to feature commercial, entertainment, recreational, agricultural, light industrial/warehouse, office and similar uses to be developed in phases.
Owners also intend to integrate the Emerald Trail for biking and pedestrian use.
The Jacksonville team working on the project’s first phase include:
• JAA Architecture and Hota Design as the architectural and design firms.
• Prosser Inc. as the civil engineer for the Emerald Station and Liberty Building.
• Avant Construction as the general contractor for the Emerald Station adaptive reuse.
• The Rogers Towers law firm for legal efforts.
• The Colliers Urban Division for leasing efforts.
The PUD description said the district will be developed in phases as the market dictates, although “the redevelopment will begin with the creation of outdoor spaces and the rehabilitation of some of the buildings for creative, office and retail space.”
The spokesperson said Future of Cities also wants to bring in “important urban agricultural elements to this project, including farmers markets and community gardens, as well as vertical and rooftop gardens which hopefully will be accompanied by a local grocer.”
The PUD description says the land may be developed in a single phase or in multiple phases by multiple developers.
The spokesperson said PHX JAX’s intent is not to sell land.
The spokesperson also declined to elaborate on the next phasing.
“We are unable to comment on the future phases at this time.”
To date
The Future of Cities announced Dec. 11 its Phoenix Arts & Innovation District in Jacksonville is starting the first phase of construction on two properties at 2320 and 2336 N. Liberty St.
It said the work is funded through the Dec. 6 closure of a $7 million loan from Local Initiatives Support Corp.
“We’ve learned through experience on other projects in Miami, that the input of artists, residents and the city at large is essential to success,” Cho said in the December news release.
The district encompasses 120,000 square feet of “adaptively repurposed” warehouse spaces in the designated opportunity zone.
The release said the first phase will begin with The Emerald Station, featuring creative offices, community gathering spaces and a warehouse event facility, and The Liberty Building, which will house 17,850 square feet of affordable artist studios, galleries, small-format retail and restaurants.
“For LISC Jacksonville, the PHX JAX project represents an opportunity for us to partner on what we believe is going to be a catalytic project for one of Jacksonville’s fastest growing and most diverse neighborhoods,” said Irvin PeDro Cohen, LISC Jacksonville executive director.
Preliminary site work began in spring 2023.
The spokesperson said Jan. 15 that construction begins immediately on the Emerald Station property and work on The Liberty Building will begin in the first quarter of 2024.
Both buildings are scheduled to be available for tenants in the third quarter of 2024.
District 7 Jacksonville City Council member Jimmy Peluso said in the December release the PHX JAX transition and adaptive reuse will create positive economic impact on the Eastside and North Springfield neighborhoods.
Developers intend to open an outdoor market space at 2335 Market St. by spring 2024 to serve as a hub of community activity.
Naked Kitchen, a restaurant with plant-based and protein options and the motto “Cooking with Conscience,” will lease within the Liberty Building. It is the first food and beverage concept to enter a lease agreement in the project.
The release said PHX JAX will continue to host community events during redevelopment.
The release asks those wanting information about coworking, artist studios or event opportunities to email [email protected].