HAZ034 Reuse Plan_FINAL

Transcription

EPA-DISUR
Coalition Grant for Brownfields Environmental Assessments of Suspected Hazardous
Substances & Petroleum Contamination in Ponce, Peñuelas & Guayanilla, P.R.
TASK 4: Brownfields Reuse Planning for Martorell House
DISUR ASSIGNED ID: HAZ034
ADDRESS: 19 Mayor Ponce, P.R. 00730
Prepared for:
DISUR, Inc. 742 Tito Castro Ave. Ste.103 Ponce P.R. 00716
Prepared by:
Juan C. Feliciano | María M. Rivera Grau
Assoc. AIA | AIT CAAPPR | LEED Green Assoc. | M.Arch
611 Asturias Yauco, P.R. 00698
February 28th, 2015
This publication was developed under Assistance Agreement BF96293513-0 / No. BF96293613-0, issued by the U.S. Environmental
Protection Agency (EPA). It has not been formally approved by EPA. The opinions expressed herein are solely those of Desarrollo
Integral Del Sur, Inc. EPA does not endorse commercial products or services mentioned in this publication.
CONTENTS
1. Background................................................................................................................... 5
2. Infrastructure Characteristics ..................................................................................... 7
3. Zoning ........................................................................................................................... 8
3.1 Planning Districts ...................................................................................................... 10
4. Relevant Laws and Ordinances ................................................................................. 13
5. Permits in Ponce’s Historic Zone ............................................................................... 15
6. Site Reuse Potential ................................................................................................... 16
6.1 Urban Infill .............................................................................................................. 16
6.2 Declaration of a ruin and repairable works ................................................................. 19
7. Environmental Technical Factors .............................................................................. 20
7.1 Recognized Environmental Conditions (REC’s) & Type of Contaminant......................... 20
7.2 Areas of Environmental Concern (AEC) ...................................................................... 20
7.3 Toxicity of Contaminants (nature of main threat) ....................................................... 20
7.4 Toxicity Characteristics and Magnitude ...................................................................... 20
7.5 Human Exposure...................................................................................................... 20
7.6 Ecological Exposure .................................................................................................. 20
8. Brownfields Key Factors ............................................................................................ 21
8.1 Potential for Redevelopment ..................................................................................... 21
9. Socioeconomic Conditions ......................................................................................... 22
10. Challenges ................................................................................................................ 25
11. Implementation Strategies ..................................................................................... 29
11.1 Communication Strategies and Considerations ......................................................... 29
11.1.1 Sharing Information ......................................................................................... 30
11.1.2 Gathering Information and Providing Feedback .................................................. 31
11.1.3 Bringing People Together ................................................................................. 32
11.2 Design / Planning Strategies and Considerations ..................................................... 34
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 2 of 65 11.3 Partnership Development ....................................................................................... 39
11.4 Identifying Potential Stakeholders .......................................................................... 40
12. Financial Resources Available ................................................................................. 41
12.1 Summary of Federal Brownfields Finance Programs and Grants ................................. 41
12.2 Summary of Additional Brownfields Funding Programs & Resources .......................... 45
12.3 Summary of Additional Resources through the Office of Economic Development of the
Autonomous Municipality of Ponce ................................................................................... 48
13. Glossary .................................................................................................................... 51
14. Definitions ................................................................................................................ 52
15. Appendix ................................................................................................................... 55
15.1 Appendix 1: Valorization Analyses ........................................................................... 55
15.2 Appendix 2: SWOT (Strengths, Weaknesses, Opportunities, and Threats) .................. 56
15.2.2 Ponce Historic Zone.......................................................................................... 56
15.3 Appendix 3: Common Brownfield Sites, Contaminants & Remediation Technologies.... 57
15.4 Appendix 4: Key Redevelopment Principles. ............................................................. 58
15.5 Appendix 5: Aerial Analyses. ................................................................................... 59
15.5.1 Ponce Historic Center........................................................................................ 59
15.5.2 Aerial View ....................................................................................................... 60
15.5.3 Immediate Context ........................................................................................... 61
15.5.4 Figure Ground .................................................................................................. 62
15.6 Appendix 6: Site Visual Inspection and Documentation. ............................................ 63
15.6.1 Martorell House existing exterior conditions. ...................................................... 63
15.7 Appendix 7: Ponce’s Transportation System (SITRAS) Map. ....................................... 64
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 3 of 65 LIST OF FIGURES & TABLES
Figure 1: 2 mile radius around the site. ................................................................................ 5
Figure 2: Ponce Historic Zone Map and Property Location. .................................................. 59
Figure 3: Martorell House Aerial View ................................................................................ 60
Figure 4: Martorell House Immediate Context .................................................................... 61
Figure 5: Martorell House Figure Ground Analysis ............................................................... 62
Figure 6: Casa Martorell view from Mayor Street looking southwest. .................................... 63
Figure 7: Casa Martorell view from Mayor Street looking northwest. .................................... 63
Figure 8: Casa Martorell balcony celling exposed structure / steel rods. ............................... 63
Figure 9: Casa Martorell view from adjacent parking lot looking north.................................. 63
Figure 10: Ponce's SITRAS Map. Image Source: Municipality of Ponce. ................................ 64
Table 1: Valorization Analysis 1.......................................................................................... 55
Table 2: Valorization Analysis 2.......................................................................................... 55
Table 3: SWOT (Strengths, Weaknesses, Opportunities, and Threats) Broad Analysis. .......... 56
Table 4: Common Brownfield Sites, Contaminants and Remediation Technologies. ............... 57
Table 5: Key Redevelopment Principles. ............................................................................. 58
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 4 of 65 DISUR ASSIGNED
D ID: HAZ0
034
RTY NAME
E: Martorelll House
PROPER
ADDRESS: 19 May
yor Ponce, P.R. 00730
0
Owner: Antonio Marrtorell
egistry ID: 389-052-389
9-08
Land Re
Zoning: ZH
Past use
e: residentia
al
Land Cla
assification
n: SU
Actual use:
u
none
Coordinates: 18°0'4
41.76"N
4.59"W
66°36'44
Approximate area: 316 m2
gy: 2 story neoclassical style
s
house
Typolog
Floo
oding zone
e: AO
Warrd: Tercero
Builldings: 1
Elecctricity: Yess
Watter Lines: Y
Yes
Sew
werage: Yess
Portts: Puerto R
Rafael Corde
ero
Airp
ports: Merce
edita, PSE
Majjor Roads: PR#133, PR
R#14
Urb
ban Condition: abandoned
1. BACK
KGROUND
D:
The
T
promine
ent two sto
ory historic
house was built aro
ound the 1860’s and it
represents the neocllassical style
e that once
flourished
d in Ponce
e among th
he wealthy
residentss of the epocch. It once belonged
b
to
the Armsstrong family
y and has always been
occupied as a residence. The
e house is
located in the heart of Ponce
e’s Historic
District and
a
is just one block east from
Plaza lass Delicias City
C
Square and other
importan
nt amenities.
Figure 1: 2 m
mile radius aro
ound the site.
Neoclassical style fe
eatures in this
t
house are
a clearly manifested through th
he typical usse of
masonry,, decorative
e elements on
o its front facade succh as scrollss in the low
wer level balcony
columns,, strong corn
nice lines and
d the promin
nent balustrrade that run
ns along the
e entire facad
de on
both floo
ors. On the lo
ower level, the
t raised ba
alcony has ffour large rusticated bayys with doorss and
a carportt. The carport is topped by a large bow
b
with sim
mple radial m
metal moldings. The proffile of
its floor plans
p
is a typ
pical rectang
gular two-sto
ory profile w
with its north
hwestern edg
ge chamfere
ed.
DISUR‐EPA ECAG: Task 4 HA
AZ034 Reuse Plaan_ V1.3doc
Page. 5 of 65 The upper level features a spacious outdoor balcony and whose four large rusticated bays
fenestrations rhythmic articulation are somewhat similar to the ones on the lower level. The
balustrade on the second floor was topped with five ornamented concrete vases (only four
remain today). In Ponce’s Historic Center, this neoclassical and eclectic modernist style taste
was common and it can be found in many other examples throughout the Historic City Center.
According to Ponce’s Land Use Plan (drawing sheet #106A), the Martorell House is classified in
the category of structure of historic interest, architectural or cultural value and is located near
various small clusters with the same designation. The house also sits in close relationship to
structures of contextual interest contribution and various monumental value structures such as
the Teatro La Perla among others. The house was acquired by renowned Puerto Rican painter,
graphic artist, writer and radio / television personality, Antonio Martorell in 2010 with the
intention of renovating it and creating working areas. Presently, the house remains abandoned
with its main entrance and fenestrations on its main facade boarded up with plywood panels. It
is unknown when the property became abandoned.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 6 of 65 2. INFRASTUCTURE CHARACTERISTICS:
In the late 80’s and early 90’s significant infrastructure works started in Historic Center
of First Order under the project name "Ponce en Marcha". These infrastructure works, included:
new underground power lines and modern telephone lines, cable TV, improvements to the
water system and sanitary systems, street resurfacing and installation of cement tiles on
existing sidewalks, reforestation of green areas, lighting and public street furniture. The Historic
Zone of Ponce presently possesses and offers the following infrastructure services:

Transportation—Vehicular: public transportation1 and network of various roadways.

Electrical Infrastructure Systems: available PREPA power lines.

Water and Wastewater Infrastructure Systems: PRASA water service, sewage.

Telecommunications: including antennas, cable broadband and mobile broadband.

Building Typologies: multiple types and collection of historical architectural styles.

Land Use and Zoning Plan: approved land use plan.

Flooding: AO risk with base flood set to 0.70 meters.
1
SITRAS is Ponce’s public transportation system, with 11 modern buses; it guarantees access to all residents in the
municipality. The transportation system was particularly designed to facilitate and enable access for people with
disabilities and those who move on bicycles as transportation.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 7 of 65 3. ZONING:
In Ponce’s Historic Zone, it shall apply the zoning district designation Historic Center of
First Order (CH acronym in Spanish for Centro Histórico) which covers the regulations applicable
to in the Regulations for the Designation, Registration and Conservation of Areas and Historic
Sites in Puerto Rico (Regulation Planning document No. 5) and Special Planning Standards in
the Ponce Historic Zone.
The Revitalization Act of Urban Centers, Act No. 212 of August 29, 2002, offers a number of
incentives, deductions and tax exemptions for the development of urban areas. Moreover, it
also states that land use plans shall include mandatory special are plans for rehabilitation
projects in urban centers. In the Comprehensive Review of Ponce’s Land Use Plan, the plan for
the downtown area proposed special area plans specifically for the Historic Center, La Playa de
Ponce and Avenida Hostos.
Act 212 Rehabilitation of Urban Centers establishes three fundamental principles governing the
concept of a livable city:

Close relationship of uses and urban activities, or consolidation of the city;

Integrated cities and neighborhoods that are walkable;

Access to an integrated modern and effective public transport system.
Based on the provisions of Act No. 212 of August 29, 2002, the Historic Zone District ZH (now
replaced by Historic Center of First Order CH) was established to identify Ponce’s Historic Zone
as approved by the Planning Board of Puerto Rico (Junta de Planificación de Puerto Rico). The
parameters that apply to this District are included in the Regulations for the Designation,
Registration and Conservation of Areas and Historic Sites in Puerto Rico (Regulation Planning
document No. 5) and Special Planning Standards in the Ponce Historic Zone.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 8 of 65 Ponce’s Historic Zone is organized and subdivided into the following Orders of Interest:

First Order: Designated in 1962, the area immediately adjacent to the Public Square
“Plaza las Delicias”.

Second Order: Designated in 1988, expansive area to the perimeter of the Public
Square “Plaza las Delicias”.

Third Order: Designated in 1992, much broader expansive are to the Public Square
“Plaza las Delicias” including communities such as Bélgica, Mariani, Cantera, parts of La
Alhambra and Clausells.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 9 of 65 3.1 Planning Districts:
Specific guidelines or parameters are set out in Ponce’s Planning Districts with the same
scheme described in Chapter 20, Section 6.3.2 of the Regulations on Ponce Land Use Plan.
When warranted, additional parameters are added. This regulation incorporates the North
America Industrial Code System" (NAICS 1997 version), which is used as a reference for
establishing the list of permitted uses or activities in each Planning District.
Ponce’s Historic Zone Main Planning Districts are:

CH: Historic Center (Centro Histórico) it promotes the revitalization of the Historic Zone
by promoting a wide variety of uses and maximum building usage within the historical,
architectural or cultural context obligations under this sector.

CT: Traditional Community (Comunidad Tradicional) it promotes to keep the features of
traditional communities and settlements in the city, in terms of typologies and uses.

D: Institutional (Dotacional) it aims to classify occupied public or private land to be
occupied with institutional, recreational, civic, philanthropic, educational, cultural,
scientific, educational, religious or similar uses as a means to ensure that they are
developed in harmony with the goals and objectives of the Land Use and Area Plan.
The following District Planning Overlays are sub districts within the Ponce’s Historic Zone Main
Planning Districts:

(c): Commercial (Comercial), it aims to clarify the areas of CT-Traditional Community
(Comunidad Tradicional) in which non-residential activities are allowed.

(PLE-8): to indicate and identify the approved Area Plan for the Sector which includes
the Historic Center of First Order.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 10 of 65 Ponce’s Historic Zone is accompanied by a District Overlay District Plan (PL.E) in which the
corresponding Urban Center is delimited to the Historic Area.
The goals of the Plan (PL.E )2 are the following:
1. Achieving a relationship of building uses and urban activities or consolidation of the city.
2. Improve sidewalks to be more walkable.
3. Provide access to an integrated system of collective and modern transportation.
4. Achieving economic, social and cultural development.
5. Promote the rehabilitation or improvement of streets, roads, sidewalks, utilities,
playgrounds, buildings, structures and facilities in the vicinity of the Urban Center.
6. Achieving the densification of urban space through the habilitation or rehabilitation of
housing in multistory structures with combined use or commercial uses on the lower
floors to ensure—in compliance with current regulations—the tranquility and the health
of residents and bystanders of the Urban Center .
7. Encourage improvement of the current conditions and the installation of infrastructure
essential public and private services such as electricity, water, sanitary sewer, telephone
and cable, water cisterns, emergency, among others.
8. Encourage the installation of street furniture, plazas, theaters, open spaces that promote
recreation and the neighboring region.
2
Development Guide: The parameters that apply to the Historic Zone are included in the Regulations for the
Designation, Registration and Conservation of Areas and Historic Sites in Puerto Rico (Regulation Planning document
No. 5) and Special Planning Standards in the Ponce Historic Zone.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 11 of 65 9. Locate the offices of federal, state and municipal governments in the Urban Center in
order to bring their services to residents and inject economic activity sector.
10. Encourage the development and strategic location of essential businesses services
offering extended hours in urban areas for the residents working outside thereof, within
their reach places to get items and basic services for daily living, such as laundry,
healthcare and pharmaceutical delivery, juvenile facilities and seniors tutorage,
provisions and commercial or public service efforts.
11. Promote prompt public parking buildings and urban intermodal transportation hubs with
extended hours, including school transportation routes not served that connect to and
from urban centers, government, recreational, sporting venues, cultural and educational
centers.
Ponce’s Historic Center of First Order drawing3 maps include the following information:

Principal planning districts.

Overlaying planning districts.

Scope of special planning standards.

Structures of monumental value.

Structures of historic interest, architectural or cultural value.

Structures of contextual contribution and contextual interest hubs.
3
The drawings maps for the Historic Center of First Order are drawn at a scale of 1: 1000.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 12 of 65 4. RELEVANT LAWS AND ORDINANCES:
Any type of redevelopment of proprieties in the Historic Zone of Ponce must comply with
and stay in harmony with the provisions of the following list of laws and ordinances, as
amended:

Act No. 374 of May 14th, 1949: Law of Historic Zones or Areas of Tourist Interest.

Act No. 3 of March 2nd, 1951: Law of Historical Buildings and Other Structures.

Act No. 89 of June 21st, 1955: Law of the Institute of Puerto Rican Culture (ICP).

Act No. 75 of June 24th, 1975: Organic Law of the Planning Board of Puerto Rico.

Act No. 170 of August 2nd, 1988: Law of Uniform Administrative Procedures.

Act No. 81 of August 30th, 1991: Law of Autonomous Municipalities.

Act No. 83 of August 30th, 1991: Law of Municipal Property Tax.

Act No. 4 of March 27th, 1992: Law of Historic Zones.

Act No. 355 of December 22nd, 1999: Law of Uniform Signage and Advertisements.

Act No. 212 of August 29th, 2002: Law to Revitalize Urban Centers and amend
articles: 13.002 and 13.007 of Act No. 81 of 1991: Autonomous Municipalities Act.

Act No. 31 of January 18th, 2012: Law to make viable the restoration of communities

Act No.276 of September 29th, 2012: Law for the intelligent development of
infrastructure in P.R.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 13 of 65 
Act No. 155 of December 10th, 2013: Law to Reform the Permit Process in P.R.

Ponce Municipal Ordinance No. 22 of 2001-2002 Series: Municipal Ordinance to
promote and establish incentives and tax exemptions for projects that promote urban
growth.

Ponce Municipal Ordinance No. 17 of 2010-2011 Series: Municipal Ordinance to
establish an important series of business development incentives for projects in the
Historic Center.

Ponce Municipal Ordinance No. 84 Series 2013-2014: Municipal Ordinance that
grants a credit of $250.00 in municipal license (patente) to trade for each employee
under reduced hours hired part-time by the Municipality.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 14 of 65 5. PERMITS IN PONCE’S HISTORIC ZONE:
Any proposal in the Ponce Historic Zone shall be filed in the Office of Permits (Oficina de
Permisos de Ponce) and evaluated in accordance with the Regulations for the Designation,
Registration and Conservation of Areas and Historic Sites in Puerto Rico (Regulation Planning
document No. 5) and Special Planning Standards in the Ponce Historic Zone.
The following special permits apply for properties entitled for demolition process:
1. Special Demolition Permits for Non-Eligible Properties – the permit grants
permission to perform the demolition of a building or any of its internal or external
components, and it will consider and take action on requests for demolition permits, as
established in Regulation Planning document No. 5 Section 4.09.
2. Special Demolition Permits for Eligible Properties – the permit grants permission
to perform the demolition of a building or any of its internal or external components,
and it will consider and take action on requests for demolition permits, as established in
Regulation Planning document No. 5 Section 4.10.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 15 of 65 6. SITE REUSE POTENTIAL:
6.1 Urban Infill:
In urban contexts, an urban infill project refers to the practice of developing vacant or
underutilized properties within an existing community. Infill sites are surrounded by older urban
growth and are usually already serviced by utilities. Urban infill projects help redefine blighted
neighborhoods and cities achieve growth management and smart growth goals. The Martorell
House is located near the center area of the Historic Center (CH) of First Order and it is in close
relationship to many important properties listed under the National Register of Historical Places
(NRHP); including the Nuestra Señora de la Guadalupe Cathedral, the Casino de Ponce and the
former Banco de Ponce and Banco de Ahorro y Credito Ponceño.
Furthermore, the subject property it is located just 3 urban blocks north to the borderline limits
of the special zoning rules and three PLE-8 special districts. The Martorell House has the
potential reuse capacity for offering the following services4 or a mix of:

residential

commercial (professional services, art gallery)

institutional (educational, non-profit)
Any new reuse should promote sociopetal spaces that stimulate interaction as opposed to
sociofugal spaces that set people apart. If planned and designed correctly, these sociopetal
spaces can become social activity hubs and strong links with existing communal activities thus
offering a good opportunity to help engage more with newcomers to the area.
4
According to permitted uses established and indicated on systemized zones: RH-1, RH-2, GH-1, GH-2, GH-3 and
PH. Building uses vary per category. DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 16 of 65 The reuse should have the capacity of being flexible and adjustable enough to adopt or
incorporate a mix new future uses. Therefore, it’s crucial to keep in mind and incorporate the
following concepts:

Expansibility: it is the capacity of a building to be easily enlarged or added onto as
needs change or growth occurs.

Convertibility: it allows an existing building or space to be changed according to a
new use.

Versatility: it is the ability to use the same space for a variety of uses in order to make
maximum use of a limited space.
Today, Ponce’s Historic Zone benefits from a Regulation that encourages mixed uses in certain
identified areas. The District Overlay District Plan (PL.E) for Historic Zone replaced previous
Zoning Plans on December 30th, 1992.
Any prospective reuse of a property located on the Historic Zone must comply with Puerto
Rico’s Planning Board Regulations for the Designation, Registration and Conservation of Areas
and Historic Sites in Puerto Rico (Regulation Planning document No. 5) and pay careful
attention to the following topics:

Topic 4: General Rules for Intervention
Historic Sites and Areas
Section 5.00: General Rules for Intervention
The purpose of these general rules is to establish the policies to be followed in the
intervention of the properties designated as historic sites or areas.
Topic 5: Buildings and Uses
Historic Sites and Areas
Section 6.00: Building Uses and Accessories
The purpose of this topic is to establish general standards of buildings uses and
accessories for a site or historic area. The general rules provided in this topic apply
generally.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 18 of 65 6.2 Declaration of a ruin and repairable works:
In order to be able to professionally declare a property a ruin, the targeted property has
to be assessed by skilled technicians in the field and receive the endorsement of the Puerto
Rican Culture Institute (ICP).
A targeted property cannot be declared ruin because of the high cost estimate of repair works,
trouble acquiring adequate insurances or the inability of the stakeholders to obtain financing to
complete its complete restoration. Furthermore, Special Demolition Permits for Non-Eligible and
Eligible Properties as established in Regulation Planning document No. 5, Section 4.09 and 4.10
are needed before any demolition planning and/or intervention.
The following list indicates the type and cause for a property to be considered a ruin:
1. Degree of ruins:
a) High
b) Low
2. Cause of ruins:
a) Voluntary
b) Involuntary
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 19 of 65 7. ENVIRONMENTAL TECHNICAL FACTORS:
7.1
Recognized Environmental Conditions (REC’s) &
Type of Contaminant:
a) Petroleum? No
b) Hazardous substances? No
7.2
Areas of Environmental Concern (AEC):
a) Identified? Yes, AEC-3 Potential Lead-Based Paint (LBP)5
7.3
Toxicity of Contaminants (nature of main threat):
a) Human? No
b) Ecological? No
7.4
Toxicity Characteristics and Magnitude:
a) Waste stability? No
b) Volume? No
c) Concentration? No
c) Mobility? No
7.5
Human Exposure:
a) Residential/ building user? No
b) Worker? No
c) Recreational? No
7.6
Ecological Exposure:
a) Wildlife, endangered species, managed habitat & parks? No
b) Water systems (aquifers, rivers, basins, wetlands, ocean…etc)? No
5
During Altol’s site reconnaissance for Martorell’s House, paint was observed flaking in various locations of the site
building. Considering the age of the building, Altol believes that these building materials contain lead-based paint.
Altol recommends a lead-based paint survey be conducted by an EQB certified professional prior to any remodeling
or demolition activities conducted on the subject site.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 20 of 65 8. BROWNFIELDS KEY FACTORS:
8.1 Potential for Redevelopment:
a) Potential for beneficial property / site redevelopment? YES
b) Creation of new public amenities? YES
c) Creation of jobs? YES
d) Increase in tax base through municipal patents, CRIM, IVU…etc? YES
e) Location in or adjacent to poverty census tract? YES, Tercero Bar #81929
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 21 of 65 9. SOCIOECONOMIC CONDITIONS:
Despite the pessimistically socioeconomic conditions perceived by many of the current
economic circumstances the Municipality of Ponce is facing, there are stimulating new strategies
and opportunities for investment in Ponce. Recently, Marlyn Montero Morales, President of
Ponce Board of Realtors, emphasized that the housing market is good for the buyer and should
motivate new homeowners to invest. Furthermore, business owners and commercial building
owners are teaming up with creative solutions to help increase the rental of empty commercial
establishments and stimulate the economy in the historic district. In an article from Peridico La
Perla del Sur, Wilfredo Reyes de Jesus, Vice President of Junta de Comerciantes de Ponce
(Ponce Board of Traders), described the Board’s plan called Plan de Repoblamiento Comercial
(Commercial Restock Plan) which provides solutions and strategies for the new business owner.
Among these solutions, they offer the Plan de Alquiler Rebajado (Lower Rent Plan) which offers
new business owners the ability to rent properties with reduce rent and in some cases, no rent
payment for up to 18 month.6 This program is already causing a positive effect by bringing new
business and occupying empty properties that were in risk of deterioration and becoming urban
blight. In the first three months of the year of 20157 three new businesses were established in
the Historic Center of Ponce by occupying underused or abandoned buildings.
In a parallel trajectory of optimism, community based non-profit organizations have increased
their services and participation in Ponce as a result of the economic decline and the constant
economic challenges many of the residents and business owners are facing. Credit unions are
also emerging to serve and sustain communities in different sectors.
According to reports
identified by local journalist Reinaldo Millán in Periódico La Perla del Sur, the total amount of
members registered in Ponce increased from 80,370 back in the year of 2010 to 87,002 in June,
2014. This is an 8% increase in their membership. This membership participation represents
6
Article: “Responden a iniciativa de comerciantes”. Periódico La Perla del Sur. September 24th, 2014.
7
Article: “Cosecha logros en el Ponce Centro”. Periódico La Perla del Sur. February 11th, 2015.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 22 of 65 approximately $5 million. The Credit Unions in Ponce are diverse serving different sectors such
as housing, commerce, industry, and agriculture among others.8
There are many non-profit organizations serving different sectors as well. Some like Ponce
Neighborhood Services provide services for residents to have access to affordable housing.
Others like Centro de Deambulantes Cristo Pobre provides services and shelter to homeless
citizens. On the other hand, Cámara de Comercio del Sur and Desarrollo Integral del Sur are
committed in the socioeconomic development of South Puerto Rico.
A recent initiative of these efforts was the “Diálogo Económico del Sur” (Southern Economic
Dialogue), an event organized by Desarrollo Integral del Sur, Inc., held on November 14th,
2014. Among its diverse discussion topics discussed the following summary on urban centers
correlates with Ponce Historic Zone:
•
importance to repopulate the urban centers,
•
empowerment of communities,
•
current impact of laws related to:
 historic preservation,
 land subdivision,
 disposal of public nuisances.
•
recovery of the debts of CRIM,

extension of the Act #212.
In the Municipality of Ponce, the so called Ponceño Cultural Identity is often used as a market
strategy. Historically, Ponce imposes itself in a lordly manner. This is a cultural aspect that
Ponce citizens advocate persistently. Culturally, the city possesses a strong presence in the
fields of history, architecture, music, liberal / visual arts and higher education. Ponce’s folkloric
and cultural identity has been branded effectively for tourism purposes. This is why historic
Hotels such as Ponce Plaza Hotel and Casino, and Meliá Century Hotel invest in the significant
value that the historic sector of Ponce possesses. Gallery nights, theatrical events, outdoor
cinema events, numerous museums, concerts, and folkloric festivals take place in the historic
8
Article: “Crecen las cooperativas en la zona sur”. Periódico La Perla del Sur. October 29th, 2014.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 23 of 65 center of Ponce, with the potential of creating an invigorating environment to enhance the
economy and improve commercial investment in Ponce.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 24 of 65 10. CHALLENGES:
According to Bureau of Labor Statistics, unemployment reached 14.8% in Ponce, a high
number to be considered. Based on an analysis reported by Rodríguez Grafal from Ponce’s local
newspaper, La Perla del Sur, 1,272 people were unemployed in 120 days between April and
August of 2014 creating a total of 8,047 citizens who are declared unemployed.9
Furthermore, a high number of local emigrants are leaving Ponce to the nearest towns
increasing the amount of Puerto Ricans who are moving out of the city and Puerto Rico as well.
The projected rates of population in Ponce illustrated by the Puerto Rico Planning Board
established that there will be a significant 13% decrease in population by 2025.10 If this rate
continues progressing with time, the Municipality of Ponce will suffer a soaring impact in its
commerce. Furthermore, the decline in the real state value will be affected and also
adjustments on its ability to qualify for grants and federal funds; as a result Ponce couldn’t be
prioritized as a large and densely populated municipality therefore, it might soon start losing a
series of financial benefits including federal ones.
Another area that has been influenced is the residential real estate markets where there are
less homeowners now moving to Ponce. According to Rodríguez Grafal, the amount of
population living is Ponce today in 2014 is similar to the one from 1970, however, the increase
in suburban housing construction has left too many vacated houses for the amount of people
living there. Incongruously, a worrisome high number of homeless citizens in the municipality
have also been identified. According to Coalición de Coaliciones, a non-profit organization
focused on attending the needs of homeless Puerto Ricans; claim that Ponce has 218 homeless
citizens identified in a recent study.11
9
Article: “Ponce: sube el desmpleo y baja la población”. Periódico la Perla del Sur. October 15th, 2014.
10
Source: Puerto Rico Planning Board. Proyecciones de Población 2014-2015.xl
11
Source: Coalición de Coaliciones “Aumenta la cifra de personas sin hogar”. http://www.coaliciondecoaliciones.org/
http://www.jp.gobierno.pr/portal
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 25 of 65 According to Marlyn Montero Morales, President of Ponce Board of Realtors, homeowners
interested in selling have been, and will face challenges finding buyers and are being forced to
lower their property prices from their estimated value.
Other challenges the Municipality of Ponce is currently facing are:

South Puerto Rico has the lowest population density in Puerto Rico. Ponce12 alone had a
3.6% population reduction from 2010 to 2012 representing 6,005 inhabitants less.

According to census data the poverty level of Ponce’s Historic Zone study area is of 62%
and 77% of children < 18 YO living in poverty.

According to census data there are 12,227 total housing units in Ponce’s Historic Zone
study area and 2,927 are vacant.

According to census data the per capita income of Ponce’s Historic Zone study area is of
$8,208.

During
fiscal
year
2012-2013
Ponce’s
budget
deficit
was
of
$36.2
million
(the largest budget deficit of all municipalities).

Speculation and negligence by some property owners in the Historic Zone.

Sometimes, inheritance issues impede the sale / rental of properties and often prolong
deterioration and abandonment.
12
According to recently published census studies, Ponce has lost 30,133 residents (16.2%) in the last 10 years. The
experts of the study concluded that there is a dampening effect. There is less demand for goods and services,
especially for buying housing. In the Southern area it seems to be a phenomenon of people leaving Ponce and move
to neighboring Municipalities (Juana Díaz, Santa Isabel and Coamo) in close relationship to the PR#52 highway.
However, many of these people who have moved out return to Ponce to work.
Certain limitations to the investment and financing for construction and / or
rehabilitation when preservation policies require strict rehabilitation of abandoned
structures.

Insufficient economic incentives available to attract new business, new homeowners and
for the rehabilitation of historic buildings, which in turn is also the economic burden
many current owners face and prevent them to invest more on the Historic Zone13.

Enforce Municipal Public Policy14 in maintaining variety of uses and keep focused on
strategies and necessary public works to help repopulate the Historic Zone.

Designation of a special task force with the necessary skills and knowledge of historic
buildings15, in order to be able to identify appropriately public nuisance properties and —
if applicable—follow-up with expropriation procedures according to the law.

The preservation of historical buildings is often perceived as purely aesthetic.

Often confusion between conservation and preservation processes can set apart and
confuse stakeholder’s decisions.

Building restoration without the benefit of due diligence to determine the building’s
historic constructability methods.
13
This is perhaps the biggest challenge because of lack of investment and depopulation due to urban sprawl since
the 1950’s. Presently, the main activity of the Historic Zone Area of First Order is made up of private services,
governmental activity and some retail. However, the rest of the Historic Zone is predominantly related to residential
use and retail trade or service support related activities. Recent studies by the Municipality of Ponce have concluded
on the need to repopulate the Historic Zone not only for restoring the local economy, but also for restoring this space
for housing and social interaction activities.
14
Ponce’s Historic Zone benefits from a Regulation that encourages mixed uses in certain identified areas. The
District Overlay District Plan (PL.E) for Historic Zone replaced previous Zoning Plans on December 30th, 1992.
15
In some cases properties are mislabeled and declared ruins. See definition of ruin on the glossary. DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 27 of 65 
Conducting repair work in historical buildings for treating problems such as structural
settling, leaking roofs, cracked walls / balconies or removing architectural elements
without a comprehensive plan for determining broader causes to the problems.

Development of specific strict management plans outlining methods for maintaining and
extend the life of culturally significant buildings.

Currently, a large portion of Ponce’s Historic Zone is under the floodplain designation of
AO making the process of obtaining federal funding and Income Housing tax credits
from agencies such as HUD for housing related projects a lengthy16, difficult and slow
one.

Unknown date for floodplain update for Ponce’s Historic Zone in coordination with
Ponce’s Permits Office, FEMA and CRIM in order to prevent lengthy process and federal
requirements when properties subject to redevelopment sit on a floodplain.
16
The process of obtaining Income House tax credits is very competitive and it requires an 8 step plan process and
environmental review. It is highly recommended that people pursing federal funding for housing projects always
consult with an expert in the real estate field with enough expertise with dealing the 8 step plan process and
handling federal funds. DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 28 of 65 11. IMPLEMENTATION STRATEGIES:
11.1 Communication Strategies and Considerations:
Community engagement is crucial and it represents an effective way for building support
within the community for the vision developed during the visioning charrettes. It is important to
keep a constant flow of communication during the redevelopment process of a property in order
to keep all parties involved informed and up to date with any news related to a specific
property. Therefore,

Perform constant, targeted communication with the Municipality of Ponce and any other
central government agency involved,

Perform constant, targeted communication with all stakeholders throughout the planning
and implementation process,

Engage relationship of potential developer and/or property owner with the community.
The following group lists17 show many possible ways to keep communication alive and constant
with all the stakeholders:
17
Adapted from Sites for Our Solid Waste: A Guidebook for Effective Public Involvement, EPA. Available at:
http://www.epa.gov/osw/nonhaz/municipal/pubs/sites/toc.pdf.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 29 of 65 11.1.1
Sharing Information:

Bill Stuffers: Information flyer included with monthly utility bill.

Briefings: Use regular meetings (neighborhood associations, faith-based groups, social
and civic clubs) to provide an opportunity to inform and educate.

Community Events: A good way to introduce the project or the organization to the
community, provides information, and gain support.

Feature Story: Focused stories on project related issues in neighborhood or church
newsletters or even city papers.

Information Kiosks: A station where project information is available.

Listservs and E-mail Addresses: Anyone can register to receive any messages sent
to the listserv. A dedicated e-mail address will allow stakeholders to contact project
leaders with questions and feedback.

Newspaper Inserts: A “fact sheet” within the local newspaper.

Printed Public Information Materials: Fact Sheets, Newsletters, Brochures, Issue
Papers, Progress Reports, Direct Mail Letters.

Responsiveness Summaries: A form of documentation that provides feedback to the
public regarding comments received and how they are being incorporated.

Technical Information Contacts: Providing access to technical expertise to
individuals and organizations.

Outreach Materials: Visual aides, displays, and events outreach materials are useful
to bring to community events and meetings.
Site Visit/Tour: A site tour will allow community members to visualize the changes
that will take place on site.

Website: Provides information about the project and potentially serves as a venue for
illiciting feedback from community residents.
11.1.2

Gathering Information and Providing Feedback:
Comment Forms: Mail-in forms often included in fact sheets and other project
mailings to gain information on public concerns and preferences. Can also be webbased.

Toll-free Hotline: A central number that concerned citizens can call to get information
or to express concerns about the project.

Community Facilitators: Use qualified individuals in local community organizations to
conduct project outreach.

In-Person Surveys: One-on-one “focus groups” with standardized questionnaire or
methodology such as “stated preference”.

Internet Surveys/Polls: Free online survey software (such as Survey Monkey) allows
a user to develop and publish a custom survey online.

Interviews: One-to-one meetings with stakeholders to gain information for developing
or refining public involvement and consensus-building programs.

Mailed Surveys & Questionnaires: Inquiries mailed randomly to sample population
to gain specific information for statistical validation.
Photovoice: A method of community engagement that uses photography. Community
members are encouraged to walk around their community and document the physical
components they think are important as well as the elements they would like to change.
11.1.3
Bringing People Together:

Charrettes: Intensive session where participants design project features.

Computer-Assisted Meetings: Any sized meeting when participants use interactive
computer technology to register opinions.

Deliberative Dialogues: A systematic dialogic process that brings people together as
a group to make choices about difficult, complex public issues where there is a lot of
uncertainty about solutions and a high likelihood of people polarizing on the issue. The
goal of deliberation is to find where there is common ground for action.

Deliberative Polling Processes: Measures informed opinion on an issue.

Fairs & Events: Central event with multiple activities to provide project information and
raise awareness.

Focus Groups: Message testing forum with randomly selected members of target
audience. Can also be used to obtain input on planning decisions

Ongoing Advisory Groups: A group of representative stakeholders assembled to
provide public input to the planning process. May also have members from the project
team and experts.

Open Houses/Public Meetings: Encourages involvement from the public at large.
Task Forces – Expert Committee: A group of experts or representative stakeholders
formed to develop a specific product or policy recommendation.

Town Meetings: A group meeting format where people come together as equals to
share concerns.

Workshops: An informal public meeting that may include presentations and exhibits
but ends with interactive working groups.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 33 of 65 11.2
Design / Planning Strategies and Considerations:
It is extremely important for any design team to gain a broad knowledge and through
understanding of the local ecology and culture. This is essential to the design process and
development (or redevelopment) of any sustainable site. Each site has a unique set of physical,
biological, and cultural attributes that help define the overall character of the urban fabric and
determine the sustainability for specific uses. Furthermore, it is also important to understand
and distinguish the specific and unique characteristics that define a particular site that may
consist of a small property, a street, a special district, or a city. These unique urban
characteristics encompass a vast array of physical, ecological and cultural attributes that any
stakeholder group should consider if a rehabilitation, restoration, or reconstruction intervention
has been considered.
When the context of a specific site is not well understood, key design decisions can
unnecessarily and unknowingly lead to damaging environmental, social and economic
outcomes. Hence, multidisciplinary design teams involved need and should work with a wide
understanding of the living systems and communities they will impact. Understanding the full
context of a given site may require multiple site visits from a wide array of specialists from
several professional fields such as ecologists, hydrologists, geologists, structural engineers/
architects, historians, anthropologists…etc. The assessment input these specialties provide will
aid and serve as a guide to the design team and maximize the opportunities to optimize better
design solutions. Ideally, the design team would be composed of a multidisciplinary group of
professionals who specialize in sustainable solutions, have valuable project experience and
commit to an Integrated Design Process18.
An Integrated Design Process uses research, analysis, communications and design exploration among all of its
18
members throughout all the phase of a given project. DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 34 of 65 Sites are always part of a much larger ecological and social community19. It is extremely
important to understand all the surrounding existing conditions affecting the site and explore
multiple design options that will mutually benefit the site and its surroundings. Therefore,

Develop a site inventory and understand thoroughly all existing zoning, regulations,
building codes, permits processes, laws, ordinances, incentives and all existing public
infrastructure because it can directly influence important design decisions such as the
placement of new buildings, entrances, egress, building heights, façades, parking sizes,
contextual contribution…etc.

Develop a set of connections to the local community and support its local character of
region in order to enhance the feeling of stewardship and sense of place. Think
holistically about the site including future plans for adjacent properties by future land
owners and current municipal plans.

Develop a strong understanding of the local ethnography, community and context, in
order to empower the rest of the design team to help identify and mitigate any negative
impacts from neighboring sites. Identify zones for active and passive developments that
may be phased over time as remediation efforts continue on the property.

Develop methodologies where the team can pay special attention and clearly understand
specific geographical factors and location of the site, building materiality, and its
construction methods.

Develop studies and understand how human mobility including pedestrian patterns,
mass transportation and/or any other alternative transportation options such as bicycle
routes/lanes…etc. work and/or affect the site.

Develop solar path diagrams20, wind roses, building orientation studies and a matrix that
illustrates the average annual21 and monthly precipitation, relative humidity and
19
The Autonomous Municipality of Ponce is well known for its historical Neo-Classical colonial, Art-deco architecture
and its ordered/rhythmic urban fabric.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 35 of 65 temperature of the site. Understanding these will give the design team good insight on
identifying potential renewable energy strategies (either passive or mechanical).

Develop studies and understand how the local hydrology affects the site. This shall
include but not be limited to the following22:
 up to date information relating to topography,
 rainfall/storm water management/flows,
 100 year-floodplain,
 existing water bodies including sensitive areas such as wetlands,
 identify potential polluting sources that might affect any water body,
 identify seasonal groundwater and its elevations, and
 Identify any existing buffer zones.
Understanding these factors will give the design team good insight the site necessity on
identifying potential rainwater harvesting, gray water reuse and storm water treatment
trains.

Develop studies and understand how geology influences the site’s sustainability for
excavation, grading, wastewater disposal, storm water management…etc. It’s crucial the
design team understand all these factors due to the fact that healthy soils provide many
positive benefits such as: water cleansing / storage, carbon sequestration and are
foremost habitats.

Develop studies and understand how local habitats affect the site. Both, urban and rural
contexts provide and coexist with a variety of biota that can affect directly the site.
20
Solar path diagrams and wind roses studies will help the team understand any microclimate particularities not
present at clear sight such as understanding how shadow patterns are created on the site. Understanding and
making proper use of this data will result on improving user comfort and reducing building energy use.
21
This info can usually be gathered from universities, local meteorologists, and weather stations.
22
Most of this information can be accessed through FEMA, USGS and the US Fish and Wildlife Service.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 36 of 65 Therefore, where possible, commit the design team to find opportunities for restoring or
improving any habitats onsite and connect / extend to surrounding areas.

Develop studies and understand the site’s history (including prior uses) and direct
relationship to the local urban context.

Develop in-depth analysis on the building existing materiality characteristics, structural
integrity and historical sensitive features if any. By doing this, the design team can
understand better the potential to recycling and reusing salvageable building materials,
thus reducing the use of new construction materials23 and offsetting the carbon footprint
of the process.

Perform constant and clear communication (see preceding subchapter: communications
strategies and considerations) with all stakeholders involved on the site because they
can provide unique insight and become active stewards of the site. A great start is to
perform community workshops to obtain stakeholder feedback.

Develop a timeline to assist planning efforts and share with all stakeholders. There is a
significant amount of stakeholders effort and investment needed to preserve,
rehabilitate, restore, reconstruct, and conserve many of the architectural and urban
treasures the Historic Zone of Ponce possess.
23
When possible, always use locally extracted and manufactured materials. This can reduce costs related to
transportation and pollution impacts. DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 37 of 65 >> These design / planning strategies and considerations shan’t be confused with Ponce’s
general design standards outlined in Ponce’s Land Use Plan and the Area Plan of Ponce Urban
Centers - PE.8. Historic Area Sector 1: Historic Center of First Order, November 16. 2005. These
general design standards (page 28) apply throughout the Historic Center of First Order and are
governed by the general design standards included in Chapter 5 of the Regulations on the
Territorial Plan of Ponce.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 38 of 65 11.3 Partnership Development:

Define partners roles and responsibilities,

Continue direct relationship with US Environmental Protection Agency (EPA) and owners,
potential new buyer/lender, and

Identify funding source for future community outreach process.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 39 of 65 11.4
Identifying Potential Stakeholders:
Brownfield redevelopment projects often involve a variety of stakeholders24. These
stakeholders can range from the property owner(s), neighboring residents, businesses, utility
companies, public agencies, and historic preservation advocates. Most successful visioning
efforts involve all community members, including those that seldom attend public meetings
such as youth, low-income and minority populations, and people with disabilities. Engaging a
wide range of stakeholders in the redevelopment process is important to gaining community
and political support for the project. More often than not, stakeholders can have differing and
sometimes contrary opinions about a brownfield redevelopment project based on their role (or
stake) in it.
The following is a list of potential stakeholders for Martorell House:

DISUR

EPA

Owner: Antonio Martorell

P.R. Environmental Quality Board (Junta de Calidad Ambiental de P.R.)

P.R. Planning Board (Junta de Planificación de P.R.)

Non-Profit Organizations

Local Artists

Municipality of Ponce
24
Any person or group that has an interest in the outcome of a brownfield redevelopment project and can involve
people from several sectors such as government, community and private sector.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 40 of 65 12. FINANCIAL RESOURCES AVAILABLE:
12.1 Summary of Federal Brownfields Finance Programs and Grants:
A. U.S. Environmental Protection Agency (EPA):
1. Brownfields Assessment Grants25:

Grants to inventory, characterize, assess, and conduct planning and community
involvement related to brownfield sites.

Maximum of $200,000 grant for each of hazardous substances and petroleum product
contaminants.

Waiver available for up to $350,000 for each under certain conditions.

Can be used for a single specific site or community-wide.

Eligible entities include state, local, and tribal governments and their agencies.

Annual competitive grant application and review process.

Funds should be used within three years of receipt, quarterly reporting to EPA required.
25
Website: http://www.epa.gov/brownfields/assessment_grants.htm. Source: EPA
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 41 of 65 2. Brownfields Cleanup Grants26:

Grants to carry out cleanup of brownfield sites.

Maximum of $200,000 grant for each site.

No entity can apply for more than three sites.

Requires a 20 percent cost share.

Eligible entities include state, local and tribal governments and their agencies, and
nonprofit organizations.

Annual competitive grant application and review process.

Funds should be used within three years of receipt, quarterly reporting to EPA required.
3. Brownfields Cleanup Revolving Loan Fund27:

Grants for the purpose of establishing local revolving loan funds that provide low or nointerest loans to eligible parties to carry out assessment and cleanup at brownfield sites
within the community.

Maximum loan size and other terms are set by the local Revolving Loan Fund.

Loan recipients can be private developers, nonprofits, and others as determined by local
Revolving Loan Fund.
26
Website: http://www.epa.gov/brownfields/cleanup_grants.htm. Source: EPA.
27
Website: http://epa.gov/brownfields/rlflst.htm. Source: EPA.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 42 of 65 B. Department of Housing and Urban Development (HUD):
1. Section
108
Loan
Guarantees,
Community
Development
Block
Grant
28
(CDBG) :

Provides source of financing for economic development, housing rehabilitation, public
facilities, and large-scale physical development projects.

Local governments borrowing funds guaranteed by Section 108 must pledge their
current and future CDBG allocations to cover the loan amount as security for the loan.

An entitlement public entity or state-assisted non-entitlement public entity may apply for
up to five times the public entity’s latest approved CDBG entitlement amount, minus any
outstanding Section 108 commitments and principal balances of Section108 loans.
C. Economic Development Administration (EDA):
1. Public Works and Economic Development Facilities Grants29:

Funds planning, technical assistance, and local infrastructure (e.g. roads, sewers, water,
etc.) needs associated with brownfields redevelopment.

Eligible applicants include a state, city, county, or other political subdivision of a state,
including a special purpose units engaged in economic or infrastructure development
activities, and a private or public nonprofit organization or association acting in
cooperation with officials of a political subdivision of a state.
28
Website:http://hud.gov/offices/cpd/communitydevelopment/programs/108/index.cfm. Source: HUD.
29
Website: http://www.eda.gov/. Source: EDA.
Maximum grant not to exceed 50 percent of the project cost, except may receive up to
80 percent based on relative needs as measured by the severity and duration of
unemployment.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 44 of 65 12.2 Summary of Additional Brownfields Funding Programs & Resources30:
1. Technical Assistance to Brownfields (TAB) Communities Program:
Under the EPA's Technical Assistance to Brownfields (TAB) Communities program, CCLR
provides in-kind technical assistance and training to communities and other stakeholders on
brownfields issues with the goal of increasing the community's understanding and involvement
in brownfield cleanup and revitalization. The TAB grants serve as an independent source of
information assisting communities with community involvement, better understanding the
health impacts of brownfield sites, science and technology relating to brownfield site
assessment, remediation, and site preparation activities, brownfield finance questions, and
information
on
integrated
approaches
to
brownfield
cleanup
and
redevelopment.
2. Choice Neighborhood Planning Grants:
Choice Neighborhoods Planning Grants will support the development of comprehensive
neighborhood revitalization plans which, when implemented, transform distressed public and
assisted housing, support positive outcomes for families in the target development(s), and
transform distressed, high-poverty neighborhoods into viable, mixed-income neighborhoods
with access to well-functioning services, high quality public schools and education programs,
high quality early learning programs and services, public assets, public transportation, and
improved access to jobs. Local governments, tribes, and nonprofits are eligible for up to
$500,000.
30
The additional Brownfield funding programs and resources list for Brownfields in Puerto Rico was compiled by the
Center for Creative Land Recycling in California.
Source: http://www.cclr.org/state-resources/puerto-rico#state
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 45 of 65 3. Brownfields Area-Wide Planning Grants31:
This grant program provides funding to recipients to conduct research, technical assistance
and training that will result in an area-wide plan and implementation strategy for key brownfield
sites, which will help inform the assessment, cleanup and reuse of brownfields properties and
promote area-wide revitalization. Funding is directed to specific areas, such as a neighborhood,
downtown district, local commercial corridor, or city block, affected by a single large or multiple
brownfield sites. State, local, and tribal governments; quasi-governmental entities; and
nonprofits are eligible to apply for up to $200,000. Funding is usually available every 1-2 years,
with a deadline in the late summer / fall.
4. Environmental Workforce Development & Job Training Grants32:
Annual Environmental Workforce Development and Job Training grants provide funding
recruit, train, and place predominantly low-income and minority, unemployed and underemployed people living in areas affected by solid and hazardous waste. Nonprofits; local, state,
and tribal governments; colleges and universities; and quasi-governmental entities are eligible
to apply for up to $200,000. The RFP is generally released at the beginning of every year.
5. Community Development Block Grants:
The Community Development Block Grant (CDBG) program is a flexible program that
provides communities with resources to address a wide range of unique community
development needs, and can be used for a range of brownfield-related purposes. Larger cities
and urban counties receive annual grants from HUD, while smaller communities must apply
through their state.
31
32
Contact your regional EPA staff for more information. Puerto Rico’s is under EPA Region 2.
Ditto. DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 46 of 65 6. Partners for Places33:
A partner for Places is a matching grant program that creates opportunities for cities and
counties to improve communities by building partnerships between local government
sustainability offices and place-based foundations. The grant program will provide partnership
investments between $25,000 and $75,000 for one year projects, or $50,000 and $150,000 for
two year projects, with a 1:1 match required by one or more local foundations. Applications are
usually due in late summer.
7. Additional Relevant Resources34:

Desarollo Integral del Sur, Inc.

Puerto Rico Environmental Quality Board,

Puerto Rico Planning Board,

EPA Brownfields Home Web Page,

EPA Environmental Justice,

Brownfield and Land Revitalization Technology Support Center,

Brownfield Renewal Magazine,

Center for Community Action and Environmental Justice,

The Foundation Center,

The National Charrette Institute,

Clu-In: EPA Contaminated Site Clean-Up Information,

Grants.gov,

Urban Agriculture & Brownfields,

Brownfields and Infill Publications,

Live, Work, Play: Case Studies and Resources for Brownfield Redevelopment,

Redeveloping Brownfield Sites: A Regional Approach.
33
Contact Ann Wallace at 617-524-9239 or [email protected] for more information.
34
List adapted from Center for Creative Land Recycling.
Source: http://www.cclr.org/state-resources/puerto-rico#state
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 47 of 65 12.3 Summary of Additional Resources through the Office of Economic
Development of the Autonomous Municipality of Ponce35:
The following list outlines and describes incentives and economic programs in Ponce’s Urban
Center for strengthening existing and attracting new business:
1. Paint and Grow Green Again (Pinta y Reverdece):
A program where participating merchants offer discounts for buying paint and roof sealants.
It also offers individual counseling with recommendations for each specific situation.
2. Municipal Ordinance No. 17, Series 2010-2011:
It provides benefits and tax exemptions for existing businesses with expansion plans and
new businesses interested in settling in the city. The ordinance includes the following
exemptions:
 Patent licensing.
 Real and personal property.
 Discretion of buildings (partial or total).
3. Municipal Ordinance No. 84 Series 2013-2014:
It grants of a credit of $250.00 in municipal license (patente) to trade for each employee
under reduced hours hired partially by the Municipality.
35
Source: Office of Economic Development of the Autonomous Municipality of Ponce. DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 48 of 65 4. Local Area Office of Workforce Development (Oficina Área Local de Desarrollo
Laboral):
It provides programs that are aimed at supporting the area of human resources and training
people for jobs or companies who choose or are interested in investing in businesses in the
Urban Center to pair the payroll of employees.
5. Act No. 212 of August 29th, 2002:
Provides tax credit of 100% so invest in workforce remodeling projects or construction of
the following project types:
 Social housing
 Tourism
 Housing for seniors
6. Business
Impact
to
the
Urban
Center
(Impacto
Comercial
al
Centro
Urbano―ICCU):
This program provides grants up to $ 50,000 for development of activities or projects that
promote the flow of customers to urban centers. It is available to nonprofit entities for the
following activities:
 Proposal Development and economic work and urban planning.
 Commercial, agricultural or craft fairs.
 Paintings of storefronts in the village.
7. Direct Employment in the Urban Center Program (Programa de Empleo Directo al
Centro Urbano―EDCU):
A program through the Office of Trade and Export (Oficina de Comercio y Exportación) with
the main purpose to stimulate development in the urban center by creating new jobs and
granting wage incentives for small and medium entrepreneurs.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 49 of 65 The program from EDCU includes the following benefits:
 Reimbursement to the employer of up to 50% of the federal minimum wage paid to a
maximum of $ 2.75.
 Incentive in effect for one year with an option for renewal for a second year subject to
the withholding of 75% of employees hired during the first year.
 Businesses located in urban centers may obtain incentives for up to 25 new full-time
employees. This could represent savings of up to $132,000 in annual payroll. This rebate
applies to self-employment.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 50 of 65 13. GLOSSARY:
AO: Areas subject to inundation by 1-%-annual-chance shallow flooding (usually sheet
flow on sloping terrain) where average depths are between one and three feet.
(c): Commercial (Comercial)
CH: Historic Center (Centro Histórico)
CT: Traditional Community (Comunidad Tradicional)
D: Institutional (Dotacional)
(PLE-8): indicates and identifies the approved Area Plan for the Sector which includes
the Historic Center of First Order.
SU: Urban Land
ZH: Historic Zone
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 51 of 65 14. DEFINITIONS:
Adaptive reuse: the process of reusing an old site or building for a purpose other
than which it was built or designed for. Along with brownfield reclamation, adaptive
reuse is seen by many as a key factor in land conservation and the reduction of urban
sprawl.
Brownfield: properties where the expansion, redevelopment or reuse may be
complicated by the presence or potential presence of hazardous substances, pollutants
or contaminants.
Conservation: the act or process of keeping an environmentally or culturally important
place from harm or destruction.
Eligible Property: Property of historical value that would meet the eligibility criteria as
Historic Site but not designated as such individually. A historic site includes a relatively
high number of Eligible Properties.
Historic Property: Any area, site, sites, building, structure or object, prehistoric or
historic eligible to be included in the register of historic sites and areas. The term
includes artifacts, documents and remains that are related to and located on those
properties.
Historic Structure: Structure listed on the National Register of Historic Places or the
Inventory of Historic Sites and Places or eligible property in a historic area.
Preservation: the act or process of applying measures necessary to sustain the
existing form, integrity and materials of a historic property. Work including preliminary
measures to protect and stabilize the property, generally focuses on the ongoing
maintenance and repair of historic materials and features rather than extensive
replacement and new construction.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 52 of 65 Public nuisance: All that is detrimental to health , indecent or offensive to the senses,
or disrupts the free use of property, so as to prevent the comfortable enjoyment of life
or property, or to prevent, hinder the welfare of an entire neighborhood or a large
number of persons, or unlawfully obstructs the free passage, in the usual way by any
lake, river, bay, stream, canal or waterway basin, or any park, square, street, public
highway and similar, is a public nuisance that leads to an action.
Reconstruction: the act or process of depicting, by means of new construction, the
form, features and detailing of a non-surviving site, landscape, building, structure, or
object for the purpose of replicating its appearance at a specific period of time and is its
historic location.
Rehabilitation: the act or process of making possible a compatible use for a property
through repair, alterations, and additions while preserving those portions or features
which convey its historical or cultural values.
Restoration: the act or process of accurately depicting the form, features, and
character of a property as it appeared at a particular period of time by means of the
removal of features from other periods in its history and reconstruction of missing
features from the restoration period.
Ruin: Those remains of a structure that remain after suffering a partial or total
destruction due to the weather, acts of nature or man, and that its recovery would not
be possible without the use of new materials.
Typology: Study and classification of the types and characteristics of eligible properties
related to the shape, proportions and dimensions of spaces, surfaces and volumes and
elements.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 53 of 65 Urban Center: Shall mean that portion within the geographical setting in the heart of a
village or town or city that has been designated as such by the municipality in an area
plan or designated as historic or area bounded by the Directory on the advice of the
Planning Board and in close coordination with the mayor.
Urban Infill: the practice of developing vacant or underutilized properties within an
existing community. Infill sites are surrounded by older urban growth and are usually
already serviced by utilities.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 54 of 65 15. APPENDIX
The following are a series of tables, maps, photos and diagrams related to the Martorell
House.
15.1 Appendix 1: Valorization Analyses36:
Building
Materials
Wood
Masonry
Concrete
Zinc
Glass
Other
Past Use
X
X
X
X
Commercial
Institutional
Industrial
Educational
Residential
Cultural
Conservation Status
X
Well Conserved
Somewhat Conserved
Partial Abandonment
Total Abandonment
Ruin
Unknown
Historical Relevance
NRHP
National Historic
Traditional
Local Significance
Indifferent
Unknown
X
X
Table 1: Valorization Analysis 1.
Context
Relationship
Esthetic Formal Value
Formal Unity
Historical
Interest
Elements
No Interest
Unknown
X
X
X
Integrated
Non Integrated
Historic Zone
Other Zone
Intervention Costs
X
High
Medium
Low
Unknown
X
Intervention Tiers
Total Conservation
Partial Conservation
Retrofitting
X
Possible Demolition
Cleanup Process
New Building
Table 2: Valorization Analysis 2.
36
Adapted from Ponce’s “Estudios de Revitalización Integral del Cenrto Histórico de Ponce” for most properties in
the Historic Zone. It was led by Architect Jorge Rigau, FAIA and others including several students during the late
90’s.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 55 of 65 15.2 Appendix 2: SWOT (Strengths, Weaknesses, Opportunities, and Threats)
15.2.2 Ponce Historic Zone.
A SWOT analysis help frame up discussions about what people in the community want
to preserve and strengthen, what they want to change, and how they might get there.
Strengths
Weakness
CBO’s (Community Based Organizations) 37
Attractive housing and commercial stock
Strong voice community leaders
Wide array of abandoned properties
Lack of open space for new development
Disinvestment from public and private sector
Opportunities
Threats
New higher education institutions / housing
New infill projects proposed
Centralized governmental services
Migration and low population density
Lack of sufficient cleanup funds
Crime and homelessness
Table 3: SWOT (Strengths, Weaknesses, Opportunities, and Threats) Broad Analysis.
37
In some cases, CBO’s represent the main constituency burdened by the negative impact of vacant and abandoned
brownfield sites.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 56 of 65 15.3 Appendix 3:
Common Brownfield Sites, Contaminants and Remediation Technologies38
Site / Building Typology
Common Contaminant
Dry cleaning
halogenated VOCs, solvents
Automotive repair shop
VOCs, semicolatile organic
compounds (SVOCs), metals
Metal finishing
VOCs, metals, acids
Wood pulp & paper
manufacturing
dioxin, halogenated VOCs,
acids
Research & education
institutions
inorganic acids, solvents,
metals, pesticides
Paint/ink manufacturing
metals, VOCs, solvents,
halogenated VOCs
Landfills
metals, VOCs, halogenated
SVOCs, solvents, pesticides
Electronic operations
metals
Glass manufacturing
metals, inorganics
Gas stations or petroleum
refining
fuels, nonaqueous phase
liquids (NAPLs), petroleum
hydrocarbons
Technology Applications
SVE, chemical oxidation, air
sparging
Bioremediation, SVE, air
sparging
Chemical oxidation, SVE, air
sparging, soil flushing,
permeable reactive
barriers (PRBs),
bioremediation
Chemical oxidation, SVE, air
sparging, electrical resistance
vitrification,
thermal desorption
Soil flushing, chemical
oxidation, PRBs,
electromigration, electrical
resistance vitrification
SVE, MPE, phytoremediation,
electrical resistance
vitrification, electromigration,
thermal description, soil
flushing
Electrical resistance
vitrification, bioremediation,
soil flushing, electromigration
oxidation, PRBs,
electromigration,
phytoremediation
oxidation, PRBs,
electromigration,
phytoremediation
Bioslurping, thermal
desorption, bioremediation,
MPE
Table 4: Common Brownfield Sites, Contaminants and Remediation Technologies.
38
Adapted from Brownfields Redevelopment: A Guidebook for Local Governments and Communities— Second
Edition. 2001. ICMA
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 57 of 65 15.4 Appendix 4: Key Redevelopment Principles.
Every Brownfield property / site is unique and poses different challenges and
opportunities. However, the following list of 10 key redevelopment principles outline smart
strategies that can help on the efforts of attracting redevelopment projects to impacted areas.
Furthermore, this list can help guide smart and better decisions when considering the
redevelopment Brownfields.
Sensitivity
shall promote thoughtfulness and
responsible actions towards sensitive sites.
Flexibility
Diversity
shall promote the formation and reformation of
inclusion processes.
Connectivity
Efficiency
shall promote dense urban development by using
higher FAR’s (floor area ratio).
Accessibility
shall permit/restrict the movement of
people or vehicles in different directions.
shall provide ease of movement of people or
vehicles to different destinations.
Identity
Community Sense
shall strengthen the idiosyncrasy of a place
and protect the urban character.
shall strengthen the feeling of belonging to a
specific place.
Green Quality
Sustainability
shall promote the creation of green areas
and treasure existing ones.
shall always consider implementing as many
sound sustainable practices as possible.
shall promote ease of adaptation for
different uses over time.
Table 5: Key Redevelopment Principles.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 58 of 65 15.5 Appendix 5: Aerial Analyses.
15.5.1 Ponce Historic Center
The Martorell House is located near the center area of the Historic Center (CH) of First
Order and just 3 blocks north to the borderline limits of the special zoning rules and in in close
relationship to three PLE-8 special districts.
Figure 2: Ponce Historic Zone Map and Property Location (not to scale). Image Source: Municipality of Ponce.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 59 of 65 15.5.2 Aerial View:
The Martorell House total gross size is of 316 m2 of land zoned Historic Zone (ZH) and it
occupies approximately 95% of the site in an urban area predominantly zoned as commercial
and institutional. The historical neoclassical house is a two story typical rectangular profile plan
built out of masonry, concrete, wood and galvanized steel corrugated roof panels. On the
backside of the site there is also an abandoned two story wooden structure.
Figure 3: Martorell House Aerial View (not to scale). Image Source: Portal Datos Geográficos gis.pr.gov
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 60 of 65 15.5.3 Immediate Context:
The Martorell House is classified in the category of structure of historic interest,
architectural or cultural value and is located near various small clusters with the same
designation. The house also sits in close relationship to structures of contextual interest
contribution, important NRHP designated properties and various monumental value structures
such as the Teatro La Perla.
Figure 4: Martorell House Immediate Context (not to scale). Image Source: Portal Datos Geográficos gis.pr.gov
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 61 of 65 15.5.4 Figure Ground:
A figure ground analysis demonstrates that the Martorell House sits on a rectangular
profile plan site (a typical profile for this residential typology). The analysis also reveals the
proximity to 4 parking lots in close relationship to the site, the direct adjacency to commercial
and institutional properties, different urban blocks sizes and dissimilar plan profiles.
Figure 5: Martorell House Figure Ground Analysis. Image Source: Portal Datos Geográficos gis.pr.gov
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 62 of 65 15.6 Appendix 6: Site Visual Inspection and Documentation.
15.6.1 Martorell House existing exterior conditions.
Figure 7: Casa Martorell view from Mayor Street
looking northwest.
Figure 6: Casa Martorell view from Mayor Street
looking southwest.
Figure 8: Casa Martorell balcony celling exposed
structure / steel rods.
Figure 9: Casa Martorell view from adjacent parking
lot looking north.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 63 of 65 15.7 Appendix 7: Ponce’s Transportation System (SITRAS) Map.
SITRAS is Ponce’s public transportation system, with 11 modern buses and it guarantees
access to all residents in the municipality. The transportation system was particularly designed
to facilitate and enable access for people with disabilities and those who move on bicycles as
transportation. All 4 routes depart from and connect back to Ponce’ Historic Center.
Figure 10: Ponce's SITRAS Map. Image Source: Municipality of Ponce.
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 64 of 65 END OF REUSE PLAN REPORT
DISUR‐EPA ECAG: Task 4 HAZ034 Reuse Plan_ V1.3doc Page. 65 of 65

HAZ034 Reuse Plan_FINAL

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