Managing Impending Change

Un i ve r s i t y o f Pe n n s y l va n i a | C i t y & R e g i o n a l P l a n n i n g St u d i o

MANAGING IMPENDING CHANGE

Redefining Touristification in Machuchal

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ABOUT THE TEAM The planning team is comprised of 11 second year Master of City and Regional Planning students at the University of Pennsylvania School of Design. The team has a wide and diverse range of backgrounds and interests, concentrating in Community and Economic Development, Transportation and Infrastructure Planning, Smart Cities, Urban Design and Public-Private Development. This team worked over the fall semester diving into the rich culture and history of Puerto Rico to better understand the people and planning context in order to create a community oriented plan for the residents of Machuchal.

KATE Zixuan Xu

ASTRID Liuqing Yang

Smart Cities

Urban Design

JASON Schunkewitz

CINDY Nana Zhu

Community Economic Development & MUSA*

Public & Private Development

Z2 Zixuan Zhou

ZÉ Kangjie Liu Transportation & Infrastructure

Urban Design

YUKI Yuqi Song

MATT Magargee

Community Economic Development

XIAOXIAO Chen

Urban Design

GRACE Yibing Zheng

Public & Private Development

Transportation & Infrastructure

AMIE Patel

ARIEL Vazquez

Urban Design

Instructor

* Master of Urban Spatial Analytics

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Team Members Working at a Community Garden in Machuchal

Photo taken in Machuchal, 2019 Team Members Walking to Machuchal for a Site Visit

Photo taken in Machuchal, 2019

Colorful, Animated Murals in Machuchal

Photo taken in Machuchal, 2019 4

CONTENTS 3

INTRODUCTION

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EXISTING CONDITIONS

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MACHUCHAL TODAY

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MACHUCHAL IN THE FUTURE

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CONCLUSION

- About the Team - Contents - Executive summary

- Context - History

- Formal - External - Informal

- Introduction - Issues - Goals

- Public Realm - Cooperative - Adaptive Reuse

- Economic Development - Gateway - Implementation

- Conclusion - Appendix 5

EXISTING CONDITIONS

EXECUTIVE SUMMARY This studio focused on the sub-barrio Machuchal, located in the center of San Juan’s densest neighborhood, Santurce. The goal was to create strategies for Machuchal and its residents to overcome the impending change brought on by touristification. Touristification is a phenomenon that takes place when development pressures and other impacts of tourism can cause an area to change dramatically. With housing, services, amenities and appearance of a touristifying area becoming catered to tourists and neglecting the needs and well-being of local residents.

Studio participants looked at what strategies to implement in 4 categories: 1. Public Realm: to improve the current hostile walking realm, circulation patterns are improved through wayfinding and street improvements, which would also add more trees to create a more welcoming environment.

2. Co-Op Ownership: centers around creating a cooperative that would run collectively-owned airbnbs in the neighborhood to help residents benefit from the growing tourism sector while also tackling issues around vacancy.

3. Adaptive Reuse: focuses on the larger vacant sites in Machuchal: an industrial building in the south and an old market in the center to reactivate and revitalize them as neighborhood assets.

4. Economic Development: looks at Calle LoĂ­za as a whole and how to strengthen and unite the many businesses along the commercial corridor by leveraging the power of a business association and eventually creating a business improvement district.

5. The Gateway: The final strategy that connects Machuchal from inside out and outside in. The Gateway will be a pleasant and accessible arrival point to Machuchal, welcoming residents and visitors with wayfinding signage and complete streets to nearby amenities and destinations.

All of these strategies will help Machuchal to redefine tourism as an opportunity by 2040. Machuchal will be an affordable, pleasant place to live as well as a destination that attracts locals and visitors. Machuchal will have a more attractive public realm, new business opportunities, revitalized vacant infrastructure and access to a diverse and cohesive commercial corridor.

Parking on Both Sides of the Street Photo taken in Machuchal, 2019 6

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View of a Residential Street from Calle LoĂ­za Photo taken in Machuchal, 2019

EXISTING CONDITIONS

Image.1. Houses in San Juan

Image.2. Street in San Juan

Basic overview of Santurce and Machuchal, including context, history, formal, external and Informal.

PUERTO RICO

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EXISTING CONDITIONS

CONTEXT The Commonwealth of Puerto Rico, an unincorporated territory of the United States, is an island located southeast of the state of Florida with a population about 3.5 million people. It is the eastern most island within the Greater Antilles archipelago. With an area of 3,515 square miles, the island has 78 municipalities, of which San Juan is the capital, and the densest with approximately 355,000 people. Eighteen barrios, or wards, make up the municipality of San Juan, including the Santurce barrio. This most populous barrio, Santurce, was initially a point of focus in our research.

Figure. 1. Putero Rico Location

Figure. 2. Population Density in Puerto Rico

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Image.3. Old San Juan facing La Perla

Image.4. Houses in Old San Juan Figure. 3. Location of Santurce in San Juan

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EXISTING CONDITIONS

HISTORY Timeline

Figure. 4. Historical Timeline

Founded as Caparra in 1508 by Spanish explorer Juan Ponce de LeĂłn, the city was later developed under the Laws of the Indies, which imposed strict town planning strategies influenced by Catholicism.

After the Spanish-American War, the Treaty of Paris was signed in 1898, which ceded control of Puerto Rico to the United States. Twenty-two years later, the United States established the federal statute known as the Jones Act to regulate coastal trade and more specifically required shipping between ports to be handled solely by American ships. The Jones Act of 1920 quickly resulted in limitations upon Puerto Rico’s ability to become a regional trade center.

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EXISTING CONDITIONS In an attempt to modernize the economy of the island, Operation Bootstrap shifted a majorityagricultural production to that of industrial and manufacturing trades. Section 936 of the U.S. Internal Revenue Tax Code was implemented in 1976 as an economic incentive model to allow American companies to do business on the island and profit with income tax exemptions. Ultimately, this left the Commonwealth economically vulnerable and the situation got worse as President Clinton phased out Section 936 from 1996-2006. Foreign investment that dominated the island’s economy rapidly left causing an unprecedented recession in Puerto Rico.

Similar to the prolonged economic struggles of the island sits environmental catastrophes. Hurricane Maria, a category 5 natural disaster, hit Puerto Rico in September 2017. Along with catastrophic damage to the infrastructure of the island, the hurricane also brought international attention to the large-scale economic and political inefficiencies of Puerto Rico. Hurricane Maria exposed these inefficiencies when a high percentage of the population left the island resulting in a lack of organization, access to disaster relief, and prolonged time periods without basic utilities for communities throughout Puerto Rico.

As an unincorporated territory of the United States, Puerto Ricans generally feel unsupported by the federal government. The slow response time after Maria further fractured the relationship between these two groups. Two years later, the tension increased as Governor Ricardo Rosselló’s leaked chat history causing major protests across the island and amplifying the public’s distrust of governmental organizations. “RickyLeaks,” as they were dubbed, caused Rosselló’s resignation a month later.

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THE FORMAL, THE EXTERNAL & THE INFORMAL

Introduction Due to economic sanctions and industrialization, political turmoil and inadequacy, and damaging hurricanes, the island of Puerto Rico sits in a unique position of anticipation for positive change. Informality, in economic and infrastructural terms, is a prevailing part of Puerto Rican life and culture. Formal and external factors, and the informality that arose out of them, have shaped the island into what it is today.

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EXISTING CONDITIONS

FORMAL

Policy The formal influences that have shaped Puerto Rico are the governmental policies imposed by the United States. Prior to U.S. control, the Puerto Rican economy centered around agricultural production and the area within and around the city of San Juan was made up by mangroves. The Jones Act, Operation Bootstrap, and the repeal of Section 936 drastically contorted the territorial economy. Rapid industrialization not only attracted large employers, especially pharmaceutical

Figure. 5. Puerto Rico Change in Industry

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companies, but also caused rapid urbanization of the Puerto Rican population to areas such as San Juan in search of employment. During the phasing out of Section 936, many companies left the island and employment fell into tertiary industries that did not provide for upward economic mobility.

This forced many Puerto Ricans to emigrate to the United States in search of education and better employment.

FORMAL EXTERNAL INFORMAL

Figure. 6. Santurce Zoning Map

Zoning Unlike in much of the United States, zoning is not strictly enforced in Puerto Rico. Although a structure is in place, many residents are unaware that they need to apply for building permits nor how to navigate through the procedure. Even for professionals, the convoluted and lack of structure throughout the process allows for many loopholes.

Zoning regulation is not guided by a comprehensive plan, leaving enforcement up for interpretation by whomever is approving the building permit.

There also exists the problem of land and residential titles. Many properties across the island have been passed down generationally and therefore do not have an accompanying deed. This non-existence of homeownership records presents a major issue for residents in regards to residential

security and became the major hindrance to access disaster relief services.

Among that tertiary economic industries that have been formally developed and supported by zoning since the 1990’s is tourism. The San Juan municipal government actively encourages tourism through a regulated tourism zoning district . The prevalence of regulation in mixed-uses and higher residential densities supports a socio-economic dichotomy between the tourism district and its neighboring communities. As seen in figure.6, much of the zoning industry follows along the northern coast of San Juan, in Condado, the area that sees the most tourism on the island.

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EXISTING CONDITIONS

Debt Crisis Another result of the Section 936 repeal is the massive debt due to the exit of large manufacturing companies from the island. Following this, the Puerto Rican government did not propose effective economic development strategies to maintain a level of prosperity for the residents. A recession finally occurred in 2006, marking the end of Section 936.

Figure. 7. Puerto Rico General Government Gross Debt

Figure. 8. Puerto Rico GDP Growth in relation to Section 936

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Because of the Triple Tax Exemption on Puerto Rico’s bonds, the island borrowed a large sum of money throughout the 1990s and early 2000s. Puerto Rico’s 2006 recession and the Great Recession of 2008 drove the island into bankruptcy. In 2014, Puerto Rico was unable to pay back a $74 billion public debt and $49 billion net pension liability (which is the difference between the total pension liability and the assets set aside in a trust).

FORMAL EXTERNAL INFORMAL

Government Austerity Because of Puerto Rico’s territorial status, the island is not protected by the United States Bankruptcy Code. In June, 2016, President Barack Obama and the U.S. Congress stepped in to enact the Puerto Rico Oversight, Management, and Economic Stability Act (PROMESA). The Puerto Rican government handed control of this process over to the U.S. federal government, in an attempt to recoup the massive debt.

PROMESA maintains the authority to extract revenue from Puerto Rico to compensate the bondholders. This enactment exercised austerity measures throughout the island by increasing the sales tax to 11.5%, which is the highest of any state or territory in the United States.

Figure. 9. Sales Tax Rate in Different States and Territory of the U.S.

Depopulation The decade long recession on the island resulted in large out-migration of Puerto Rican residents. In 2004, the island’s population peaked at 3.8 million residents but declined by 10% until 2016. Currently, the total population is about 3.47 million people, which is the lowest it has been since 1990. With continued political turmoil, the rising amount of natural disasters, and minimal educational or employment opportunities, the aging population of the island continues to decline. From 20172018 Puerto Rico lost another 4% of its population.

Figure. 10. Puerto Rico Depopulation Overtime

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EXISTING CONDITIONS

Education Demographic shifts are the result of out-migration from the island. The out-migration has most importantly affected the youngest population, children under the age of five years old only make up around 4% of the island’s population. This led to a decrease of 44% in public school enrollment from 2006 to 2018. As a result, austerity measures curtailed the budgets for essential services, such as education. From 2016-2019, over 250 public schools were shut down, mostly in rural areas, leaving only 855 operational public schools for the 2018-2019 academic year.

Image.5. La Goyco, a Close-Down Public School in Machuchal

Schools Closed 2018-2019 Public Schools

Figure. 11. Map of Closed Down Schools in San Juan 20

FORMAL EXTERNAL INFORMAL

Housing

Upward Mobility

Economic stagnation has also negatively affected the housing market. Physical and market depreciation has resulted as the percentage of nonrecreational housing vacancy increased from 13 to 18% after the recession from 2006 to 2016. This change was influenced by low housing values and specific tax incentives as foreign investors flocked to the island to purchase vacation homes or rentalresidences for services, such as AirBnB.

A major impetus behind Puerto Rican emigration has been a lack of economic opportunity, where residents leave the island to pursue employment prospects in the United States. The overall economy and its industries have not found success in rebounding since the recession over the last decade. Puerto Rico’s fiscal plan for 2018 projected an economic decline of 11% for the year leading the unemployment rate to gradually decrease in the past year, currently sitting at 7.7%.

Figure. 12. Non-recreational Housing Vacancy Rate

Image.6. Job Recruitment in Puerto Rico

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EXISTING CONDITIONS

EXTERNAL Public Infrastructure Governmental austerity measures and prolonged economic stagnation has left Puerto Rico with poorly maintained essential public infrastructure. Hurricane Maria recently exposed and exacerbated this inadequate infrastructure.

Figure. 13. San Juan Flooding Map

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FORMAL EXTERNAL INFORMAL

Increasing Disasters The cruel reality is that the occurrence of natural disasters and their impacts on the island have increased over time. As the strength and destruction of these storms have increased, necessary recovery costs and efforts have also risen. However, the federal government and other response teams have not grown alongside with the need.

Figure. 14. Hurrican Timeline

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EXISTING CONDITIONS

Hurricane Maria On September 20, 2017, Hurricane Maria struck Puerto Rico. The Category 5 storm sustained winds at 145-155 mph as it made landfall. Over one million homes were affected, with 70,000 completely destroyed. A 15-year economic impact estimated that a cumulative $180 billion were lost in economic output due to the storm.

Effects of the hurricane were felt by residents long after the storm subsided. Much of the island lost electricity for months. Only 15% of hospitals on the island were operational immediately after the storm. Six months after, 15% of the population still lacked electricity and many Western residents did not have access to potable water.

Figure. 16. Illumination Level from Satellite Images of Santurce Before Hurricane Maria

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Figure. 15. Electricity Recovery Rate after Hurricane Maria

Figure. 17. Illumination Level from Satellite Images of Santurce After Hurricane Maria

FORMAL EXTERNAL INFORMAL

Lack of Preparedness Part of Puerto Rico’s culture is generational housing. Many families have split up and shared land for residential use for multiple generations.

Originally these homes were constructed off of verbal agreements between landowners and family members. Many Puerto Ricans do not have official land titles for the land that they occupy. This became evident when 60% of applicants to the Federal Emergency Management Agency (FEMA) were denied assistance and funding for housing rehabilitation. Prior to Hurricane Maria, Puerto Ricans were unaware of the need to have official land titles and now are struggling to gain the official papers in order to better prepare for future disasters.

Image.7. Houses in La Perla

Image.8. Unstable Housing Structures

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EXISTING CONDITIONS

Post-Disaster After Hurricane Maria, the official death report made by the Puerto Rican government was estimated to be just 64 people. Many outside sources indicate that the number actually exceeds 1,000 deaths, and a Harvard University study concluded that over 4,600 deaths can be linked to the immediate aftermath of the hurricane. These indirect deaths were related to a lack of access to healthcare, food, potable water, and electricity.

Image.9. San Juan after Hurricane Maria in2017

Image.10. Satellite Map Showing Houses with Blue Tents that are impaired after Hurricane Maria

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FORMAL EXTERNAL INFORMAL

Federal Action In a state of emergency, such as a large natural disaster, the federal government opens and exercises assistance programs. In response to Maria, the federal government allocated $22.5 billion in relief funding for Puerto Rico through a Community Development Block Grant Fund and Housing Recovery.

Image.11. Disaster Recovery Action Plan

Figure. 18. Disaster Recovery Action Plan Elements 27

EXISTING CONDITIONS

Political Turmoil Political problems were also evident in the aftermath of the hurricane. The Governor canceled a $300 million contract between the Puerto Rico Electric Power Authority (PREPA), the only electricity provider on the island, and Whitefish Energy, an inexperienced two-person company from Montana. This contractual agreement was set to start power restoration work on the island’s electrical grid.

As the Telegram-Gate Scandal emerged in 2019, community mobilization led to protests throughout the island and forced Governor Rosselló to resign.

This, along with the fiscal mismanagement, authoritative inefficiency, and corruption has led to the US Congress’ distrust in fiscal autonomy and Puerto Ricans’ doubt in governmental organizations.

Image.12. Governor Rossello

Aging Population After years of insecure economic prospects and frustration in their government, Hurricane Maria accelerated the exodus of Puerto Ricans to the United States. Working-age residents and their children moved to seek stable and improved employment or educational opportunities. This emigration left an elder population on the island who does not generally pay income tax and requires more government investment in infrastructure to support the aging population.

However, the Puerto Rican government is in need of tax revenue to resolve their large debt in addition to building supportive public infrastructure.

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Figure. 19. San Juan Population Decline

FORMAL EXTERNAL INFORMAL

Tourism Tourism currently makes up about around 11% of the island’s Gross Domestic Product (GDP). Over a million cruise passengers visit Old San Juan annually, this number is in addition to the noncruise tourists that visit each year. The Puerto Rican government and economic development agencies have established a position of tourism support and must actively regulate tourism activities through encouraging the preservation of sociocultural and architectural authenticity of the

environment, especially the most important historic site of Old San Juan. While strategies are being drawn up and implemented to improve the tourist experience within the walls of Old San Juan, the needs of the residents often take a back seat.

This is due to an economic reliance on the tourism sector, governmental inefficiencies, a history of residential and economic informality, and growing technology outpacing policy.

Image.13. Tourists in Old San Juan

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EXISTING CONDITIONS

INFORMAL Community Strength

Informal Communities

In the face of natural disasters, cultural differences, and distrust between the people and the government, Puerto Ricans have turned to their respective communities for recovery and disaster preparedness. There is a thriving informal organizational sector due to strong communal ties, even across borders, and active grassroots operations.

When the economy shifted in the 1930’s to support rapid industrialization, the urban housing supply was unable to keep up with population growth.

This resulted in informal residential settlements on the outskirts of urban regions such as the San Juan metropolitan area. These informal settlements are the location of the many legal issues regarding land titles. Many residents are unaware of the need to have a formal document proving property ownership.

In addition to the legal issues around these settlements, many of them were built on mangroves and land that is not stable. This leaves these communities being the most vulnerable during natural disasters as they are located in areas most likely to flood where much of the building material is unable to withstand the strength of the disasters.

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Image.14. Satellite Image of San Juan in 1930

Image.15. Satellite Image of San Juan in 2019

FORMAL EXTERNAL INFORMAL

Image.16. Activism in a Public Space

De-facto Government For many Puerto Ricans, community-based organizations have become the de-facto government, who they look to for the support they do not receive from the state. In 2007, a law was established to put land ownership in the hands of a community land trust for the residents of the informal communities along the MartĂ­n PeĂąa Canal.

This enactment ensures housing is affordable and prevents displacement. Residents will also benefit from any potential increase in land value for the area.

Image.17. Puerto Rico Folkloric Music and Dance

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MACHUCHAL TODAY

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View of a Corner on Calle LoĂ­za, the Commercial Corridor Photo taken in Machuchal, 2019

MACHUCHAL TODAY

Figure. 20. Machuchal Location in Santurce

Machuchal is a sub-barrio located in the heart of Santurce. Close to the popular Ocean Park beachfront, the neighborhood is bounded by Calle LoĂ­za in the north, and Highway 26 in the south. Calle LoĂ­za is an active commercial corridor that attracts a diverse makeup of visitors.

MACHUCHAL

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MACHUCHAL TODAY

Surrounding Context Machuchal is surrounded by popular destinations for both tourists and Puerto Ricans from around the island. The high-rise e seen from the northern parts of Machuchal.

The very instagram-worthy Ocean Park beachfront is located less than a quarter mile north of Calle LoĂ­za. Th Santurce Arts District, which features a plethora of arts-related institutions is located a short distance south of the neighborhood, across the pedestrian bridge that goes over Expressway 26.

Image.18. Machuchal’s surrounding Context Figure. 21. Machuchal and its Surrounding Neighborhoods

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Figure. 22. Development Pressure Map

Development Pressure

Figure. 23. Rent Burden Change in Machuchal and Surrounding Sectors from 2010 to 2017

The recovering trend of housing value can possibly be explained by the growing development pressures from the neighboring communities of Condado and Ocean Park.

Machuchal is geographically situated close to the most developed areas of San Juan.

Development pressures within the housing market of Machuchal have recently risen, which has forced some lower-income, long-term residents out of the neighborhood. One of the biggest threats to housing tenure in Machuchal is the rise in the number of short-term stay spaces such as Airbnbs. This is also a factor in the growing tourist interest in the neighborhood.

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MACHUCHAL TODAY

Calle Loíza The active commercial corridor of Calle Loíza constitutes the northern border of Machuchal.

The corridor stretches east and west across Santurce, connecting to Condado and the Avenue of the Arts on the west. It features many restaurants, bars, shopping, and other activities that draw in many tourists and young Puerto Ricans from around San Juan. A greater amount of bars and restaurants have opened in recent years, directed at younger people, that remain open throughout the night. This has resulted in aspects of isolation and separation for Calle Loíza from other spaces within Machuchal. Residents that live closer to the corridor complain about noise levels and safety.

Figure. 24. Business Types Map

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Image.19. Fenced Houses

Local Commercial While Calle Loíza features businesses directed at tourists and young crowds, local residents can find businesses that fit their needs towards the southern edge of the neighborhood.

However, this local-commercial area is visually and audibly different from Calle Loíza and the residential area of the neighborhood due to low levels of activity.

Image.20. Tourist-Orientated Restautant

Figure. 25. Business Types on the West of Calle Loíza

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MACHUCHAL TODAY

RESIDENTS The residential makeup of Machuchal is also diverse. There is a large number of working professionals, young families, artists, and elderly residents. Despite the diverse residential population, there is a lack of identity that binds

everyone together. Many residents are unfamiliar with the term “Machuchal” and identify the area as “Calle Loíza”, “Ocean Park” or even just “Santurce.”

Ana, Local Business Owner

Luciana

, Local R

cal s, Lo

o

Macr

esident

r

o Vend

Pablo, Local Resident Photo taken in Machuchal, 2019 38

LOCAL ORGANIZATIONS Existing community groups are doing important work within and surrounding Machuchal in which this plan intends to complement and support.

Casa Taft

ARMaR

Casa Taft is a non-profit organization that is focused on building community identity in Machuchal. Their work is not only important for the future of Machuchal, but influencing change in surrounding municipalities. In 2016, Casa Taft drafted a bill that was passed allowing municipalities to grant legal rights and titles to vacant lands to active non-profit organizations in the neighborhoods where the properties are located. This bill helped Casa Taft retain a previously abandoned property, located on 169 Calle Taft, they are actively working to transform into a community center and its central headquarters.

The Resident Association of a Revitalized Machuchal, or ARMaR, is a community group that has previously organized virgil’s for local murder victims, meetings to discuss the impacts of touristification as well as other topics including safety concerns and public realm improvements.

Figure. 27. ARMaR (logo)

La Goyco

Figure. 26. Casa Taft (logo)

La Goyco is the former school, located on Calle Loiza, that shutdown in 2015. Residents are actively working to transform it into a community space, through the formation of Taller Comunidad. This organization is providing a framework where skill-sharing or leisure activities and special events can transpire in the vacant building.

There is a plan in place to retrofit the building with updated utilities and renovated rooms, ultimately turning it into a mixed-use site.

Figure. 28. La Goyco (logo) 39

MACHUCHAL TODAY

DEMOGRAPHICS

Population Machuchal is home to just over 1,000 residents and is a small, dense neighborhood of just about 0.05 square miles. The neighborhood has not seen the same population decline as many of the surrounding barrios. The overall San Juan population has decreased by 30% since 2010. However, unlike the general decline in

Figure. 29. Machuchal Population Change

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young to middle-aged residents throughout Santurce, Machuchal has seen a 5% increase in 21-44 year olds from 2010 to 2017. In fact, contrary to the municipal wide trend, the median age in Machuchal has gotten younger, further differentiating Machuchal from its neighboring communities.

Figure. 30. Median Age in Machuchal and Surrounding Sectors

Income Despite the rise in educational attainment, the median household income in Machuchal has plummeted by 40% since 2010. Furthermore, this amount is less than the surrounding neighborhoods and $6,000 less than the median income of the overall region of Santurce. While Machuchal residents are becoming better educated, the median income is not rising in tandem, showing the gaps between the demand for higher paying jobs and not enough supply.

Figure. 31. Change in Median Income in Machuchal

Figure. 32. “Median Surrounding Sectors

Income

in

Machuchal

and

Education Even with the recent proliferation of school closures throughout the island, residents of Machuchal have become more educated. From 2010 to 2017, the percentage of residents with a bachelor’s degree almost doubled reaching 30%. Additionally, high school attainment levels increased during the same period to approximately 88%, exceeding the levels of Santurce and most surrounding neighborhoods.

Figure. 33. Machuchal Education Attainment 41

MACHUCHAL TODAY

Housing Type

The total number of housing units has increased by 10% since 2010. Unlike the surrounding communities like Ocean Park and Parque, just north of Calle Loiza, the housing units in Machuchal are mainly 1-2 story single-family buildings. However, census data shows that since 2010, there has been an increase in multi-family units. Based on qualitative data collected, there has been very little new construction in Machuchal to support the rise. Therefore the assumption can be made that many of previously, single family homes have been converted into multifamily units in order to accommodate the incoming population.

Image.21. Single-family Residential Units

Figure. 34. Machuchal Total Housing Units Change

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Image.22. Muti-family Mixed-use Units

Figure. 35. Percentage of Single-Family Homes of All Housing Units in Machuchal, Surrounding Sectors, and Santurce

Renter/Owner About two-thirds of Machuchal’s population rent their homes. However, back in 2010, only 50% of the residents rented. As the market has shifted from owners to renters there has been a rise in multi-family units in the neighborhood. Therefore, many of the new residents that moved into the area are most likely renters.

Figure. 36. Machuchal Renter v. Owner Ratio Change

Rent Burden As the median household income has decreased, the number of renters has increased, but the cost of rent has remained relatively stable. This resulted in a 20% increase in rent burden over the past decade. When compared to the adjacent neighborhoods, Machuchal has the highest rent burden ratio.

Figure. 37. Machuchal Rent Burden Change

Figure. 38. Rent Burden in Machuchal, Surrounding Sectors, and Santurce 43

MACHUCHAL TODAY

Housing Value Concurrently, the median home value has decreased by 20%. While Machuchal has seen a slight recovery in housing value since 2012, compared to the overall average of Santurce, homes in Machuchal are still much lower.

Compared to Ocean Park, Machuchal homes are valued at only a third of their cost.

Figure. 39. Median Home Values Surrounding Sectors, and Santurce

in

Machuchal,

Vacancy There is a 20% vacancy rate for constructed buildings within the neighborhood. These vacant buildings currently sit in varying condition throughout the neighborhood. Many lots also sit vacant without any structures.

These vacant lots can be occupied with abandoned cars and parking while others have

Image.23. Machuchal Vacant Lots

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grass and are obviously maintained. Further you can see that some chosen lots have been used as a community garden space for several years. This shows that there is a range of investment by community members throughout Machuchal searching for public, open space.

Image.24. Machuchal Vacant Lots

Image.25. Machuchal Vacant Units

Image.26. Machuchal Vacant Units

Figure. 40.Machuchal Vacancy Map

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MACHUCHAL TODAY

Housing Condition Most of the homes in Machuchal are in good condition which shows the care of residents for the aesthetic and infrastructural quality of their homes and neighborhood. The only houses in poor or distressed conditions are visibly vacant which can be attributed to rapid out-migration after Hurricane Maria.

Figure. 41.Machuchal Housing Condition Map

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EXCELLENT

GOOD

HOUSING CONDITION SCALE

FAIR

DISTRESSED

FAILING 47

MACHUCHAL TODAY

SITE VISIT & PRIMARY RESEARCH In October 2019, studio participants traveled to Puerto Rico to meet with local partners and further investigate the existing conditions of Machuchal subbarao. During the week long trip, participants met with various educators, design professionals, non-profit organizations to better understand the planning context in Puerto Rico.

Image.27. Site Vist

Methodology

Qualitative Methods • Mapping (all of which can be seen in

the appendix) • Building Conditions, rating the outside appearance • Which lots and structures were vacant (and which of those vacancies appeared to be tended and for what use) • Land Uses • Building Heights • Sidewalk condition • Road Condition • Noise levels • Businesses

• Short Survey

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Qualitative Methods • Interview

• Local Business Owners • Long-term Residents • Younger Generations

Primary Research Prior to visiting Puerto Rico, finding reliable data was difficult because of the nature of the informality and governmental inefficiencies.

Learning that much of the Puerto Rico’s planning culture is done from the bottom-up, studio participants collected primary data to get a better understanding of Machuchal.

Based on the mapping exercises, initial perceptions were made that were not identified before the trip. For example, participants did not initially understand how active Calle Loíza is, and how disconnected it feels from the residential area. In addition, there were some commercial activity on the southern border of the neighborhood that appeared to be more resident oriented than Calle Loíza.

The pedestrian bridge that connects over Expresso 26 was in much worse condition than expected, and felt very unappealing and unsafe to use. Lastly, while the neighborhood is quite dense, it is very low, with most buildings being only 1-2 stories high.

While mapping the physical qualities of the neighborhood, students conducted 8 in-depth interviews and over 30 quick surveys with business owners, employees and residents.

The surveys were aimed at getting a quick analysis on the type of people who live and visit Machuchal and what their experience is like. Questions included asking about their perceptions of safety and experiences during and after Hurricane Maria. Results that differed from preliminary research showed that Machuchal does not have flooding issues,

Image.28. Site Vist

and that even after Hurricane Maria, most of the flooding happened in the south around Expresso 26. In addition, many of the respondents said that they did not feel safe walking around the neighborhood at night. This was directly in contradiction to the reported crimes, which show that Machuchal is very safe. Lastly, the survey revealed that there is a lack of identity in the neighborhood. With most of the people not even knowing the word “Machuchal” and that the area they were in is considered that.

The in-depth interviews aimed at gaining a deeper understanding of the living conditions in Machuchal and identify what needs and gaps need to be filled. Three main types of stakeholders were identified: local business owners, long-term residents and the younger generation working on Calle Loíza. Each kind of stakeholder has a different perception and attachment to Machuchal, but all are equally invested in the future of the neighborhood.

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MACHUCHAL TODAY

ISSUES & GOALS After analyzing the existing conditions and the synthesis of primary research done within the community of Machuchal, several issues arose. These issues then informed the goals that this plan aims to reach through specific short (1 to 2 years), medium (2 to 5 years), and long (5 to 10 years) term strategies.

Additional strategies that involve substantial financing and large-scale community buy-in would extend to the far term (10 to 20 years). These issues primary deal with the physical and social separation between the different nodes of the neighborhood. These nodes are classified as: Calle LoĂ­za, Residential, and Local Commercial.

Issues

1

Lack of physical connection and wayfinding mechanisms that allow connections between nodes.

The current street infrastructure does not adequately connect the siloed nodes in the neighborhood. The streets that link the Northern and Southern boundaries of the neighborhood are packed with parked cars on both sides of the street, often with cars parking on the sidewalks. This impedes on pedestrian movement down the sidewalks, vehicular circulation in the narrower streets, and ability for vegetation to provide for street-side shade to protect from sunlight and heat.

2

Displacement through touristification and development pressures increasing in the neighborhood.

Development pressures from adjacent neighborhoods such as Condado and Ocean Park are visibly approaching Machuchal. Homes are being bought by non-residents who are then using the spaces for Airbnbs. The community is therefore being pushed out to cater to an invisible population who is only there for a short time period and not financially or socially invested in growing community assets.

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3

Lack of job and personal upward mobility

4

Vacancy in large industrial buildings and smaller residential lots

Employment opportunities within the neighborhood do not provide for significant upward economic mobility. There is a profound lack of opportunity and incentives for Machuchal residents to participate in entrepreneurship.

Companies that formerly occupied the large industrial buildings in the southern section of the neighborhood are long gone while small local business owners are being pushed out of spaces along Calle Loíza to make room for businesses that cater to new visitors, such as tourists.

Extensive vacancy within the neighborhood can be found in smaller residential buildings, abandoned lots, and the larger industrial buildings by Expressway 26. This eases the process for development directed at nonresidents to move in. Decreased pedestrian activity caused by vacancy further leads to isolated nodes, less safety, and less motivation for positive development change.

5

Lack of business diversity and integration between Calle Loíza and Machuchal Throughout the last decade, the commercial corridor on Calle Loíza has transformed into a destination, attracting visitors and tourists. The demand has supported the growth of new businesses, enabling them to flourish and minimizing turnover and vacant storefronts. However, the newer businesses, such as bars and restaurants have caused more separation between local business owners, residents, and organizations due to a lack of regulation in noise levels and crime. Since residents live right on top of the corridor this has created conflicts between the residents and new business owners along Calle Loíza.

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MACHUCHAL TODAY

GOALS • Improve connectivity between the residential, commercial corridor and surrounding neighborhoods

• Empower residents through upward mobility to collectively work with touristification for the benefit of the community

• Adapt and reuse infrastructure to provide space for residents and visitors

• Integrate commercial corridor with the neighborhood for a more cohesive neighborhood for residents, employees and visitors

Members and Volunteers of Casa Taft Courtesy of Casa Taft 168 (website) 52

MACHUCHAL IN THE FUTURE This plan analyzes the existing physical, economic, and social conditions of Machuchal and leverages assets to manage the impending change and build a better future for residents. Building on the communal nature of Puerto Rican culture, the advantageous location of Machuchal, and the existing infrastructure, Machuchal can become an ideal destination for new residents, Puerto Rican visitors from other areas, and tourists wanting an authentic experience. After thoughtful synthesis of residential concerns, four strategies were developed. Three of the four strategies can be accomplished in the next 10 years, while the last strategy would require some extra time and funding.

Sano strategies will aim to improve the public

Image.29. Mural on a Building in Machuchal

realm and pedestrian mobility throughout the neighborhood. Vivir strategies will provide both housing security and economic mobility opportunities to resident. VĂ­nculo strategies will improve the relationship between businessowners and residents while providing business growth opportunities. Reclamar strategies will proactively manage development pressures while also creating destinations south of Calle LoĂ­za.

All of these interventions together will lead to an improved neighborhood for all.

Image.30. Plants growing in vacant lot

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MACHUCHAL IN 2040 MACHUCHAL IN THE FUTURE

MACHUCHAL IN THE FUTURE Building on the communal nature of Puerto Rican culture, the advantageous location of Machuchal, and the existing infrastructure, Machuchal can become an ideal destination for new residents, Puerto Rican visitors from other areas, and tourists wanting an authentic experience. After thoughtful synthesis of residential concerns, four strategies were developed. Three of the four strategies can be accomplished in the next 10 years, while the last strategy would require some extra time and funding.

Sano strategies will aim to improve the public realm and pedestrian mobility throughout the neighborhood. Vivir strategies will provide both housing security and economic mobility opportunities to resident. VĂ­nculo strategies will improve the relationship between business-owners and residents while providing business growth opportunities. Reclamar strategies will proactively manage development pressures while also creating destinations south of Calle LoĂ­za. All of these interventions together will lead to an improved neighborhood for all.

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A Babassu Palm in Machuchal Photo taken in Machuchal, 2019

MACHUCHAL IN THE FUTURE

Image.32. Market Rendering

Image.33. Gateway Rendering

This plan analyzes the existing physical, economic, and social conditions of Machuchal and leverages assets to manage the impending change and build a better future for residents.

MACHUCHAL

55

MACHUCHAL IN THE FUTURE

Sano Sano strategies will aim to improve the public realm and pedestrian mobility throughout the neighborhood.

Vivir Vivir strategies will provide both housing security and economic mobility opportunities to resident.

Reclamar Reclamar strategies will proactively manage development pressures while also creating destinations south of Calle Loíza.

Vínculo Vínculo will improve the relationship between business-owners and residents while providing business growth opportunities.

Puerta Machuchal All of these interventions together will lead to an improved neighborhood for all.

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SANO HEALTHY Creating a Healthy Public Realm for Machuchal Improving the resident and visitor experience within different spaces in the neighborhood is an important aspect of neighborhood betterment. Through specific interventions, this plan aims to provide a clean and well-connected street network, a safe and unique wayfinding system, and better access to fresh food and green spaces for all.

Calle LoĂ­za

Expreso 26 Figure. 42. Machuchal Greening Plan Map

Pablo is an older resident who has

lived in Machuchal for 16 years. He currently has a hard time traveling on the sidewalks of Machuchal in his wheelchair.

The redesigned streets and sidewalks can help Pablo travel easier around Machuchal. Pablo and other residents can also benefit from more green spaces and shade provided by street trees to have daily interactions under.

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SANO HEALTHY

Street and Sidewalk Redesign To better connect the disconnected nodes in Machuchal, street and sidewalk improvements can help residents and visitors easily travel from one side of the neighborhood to the other. All of the residential streets are 20’ wide one- way minor thoroughfares. To ease pedestrian pathways, parking along one-side of the streets will be introduced by placing physical barriers on sidewalks to prevent parking on the sidewalks.

In the medium-term adding temporary planters in parking spaces along the street will add shading along sidewalks, fostering a more comfortable walking environment for residents and visitors. In the long term, curb pop-outs will replace these temporary planters and provide more green space for the community. Easing pedestrian and vehicular mobility is an important aspect of providing a safe public realm. In addition to improving the walking environment, these curb bump-outs will also provide more impervious surfaces throughout the neighborhood.

Figure. 43.Disconnected Land Use in Machuchal

Image.34. Cars Parking On Sidewalks in Machuchal Streets

CASE STUDY NACTO Curb Extensions The street redesign and elements all fall in line with the recommended strategies provided by the National Association of City Transportation Officials (NACTO). NACTO suggests curb extensions as a way to increase the visibility for pedestrians and a way to add storm-water management to streets.

Image.35. Urban Street Design Guide

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Short term

Medium term

Long term

Image.36. Street Improvement Phasing Renderings 59

SANO HEALTHY

Trash Collection Throughout the neighborhood, trash bins are left all over the sidewalks impeding pedestrian circulation. . Machuchal Limpio, a local community group, has the opportunity to lead the recycling process by collectively working with residents, merchants, and government. Initially, a weekly trash collection day will be established and the detailed trash collection information will be printed out as a brochure for residents to refer to. In the brochure, recycling applicable waste will be encouraged.

Machuchal Limpio will be able to learn from pilot communities by joining the Puerto Rico Recycling Partnership. These interventions will work to mitigate visible waste collection and removal issues that often block pedestrian pathways and cause an olfactorily hostile environment.

Image.37. Trash Bins on Sidewalk

CASE STUDY Guaynabo Image.38. Puerto Rico Recycling Partnership Logo

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The residents of Guaynabo City began a community led initiative to start a recycling program, which has now turned into a successful city’run run program Today, the City recycles around 9,000 tons of material annually and has over 160 stations around commercial and residential areas.

Figure. 44. Trash Collection Leaflet

Image.39. Green Puerto Rico Seminar 61

SANO HEALTHY

Identity-based Wayfinding To improve the current shortage of visible crosswalks along the commercial corridor, painted crosswalks will be placed along Calle LoĂ­za .

Instead of typical painted white strips, the newlypainted crosswalks will have two components: incorporating the road name into the design and a visual reminder of the direction of traffic, signifying where the pedestrian should look while crossing.

In this way, the pedestrian crosswalks not only ensure pedestrian’s safety by designating a clear place to cross, but also provide directional information to visitors while fostering a sense of neighborhood identity among residents.

Within the residential area of the neighborhood, producing identity-based mural arts on vacant buildings by working with local artists will beautify the public realm and support the previously established unique neighborhood identity.

Moreover, integrating the wayfinding elements into the mural arts system will encourage visitors to explore Machuchal by foot.

Image.40. Identity-based mural art on the outside of ArtStudios 62

Lastly, a comprehensive wayfinding system will be realized in the long term. Containing various physical and online elements, these tools will aid new and old residents take better advantage of Machuchal and get to know the community assets that they have. The system will also work with some of strategies introduced later in this book, such as the Gateway.

Figure. 45. Future Wayfinding System in Machuchal

CASE STUDY Pine Street Crosswalk

Image.41. Downtown Long Beach crosswalk between 3rd St. and 4th St, showing Spruce Goose and Brown Pelican, two organisms local to the area.

Image.42. Crosswalk Improvement Rendering I

The Downtown Long Beach Alliance commissioned an artist to design creative crosswalks for their town’s main thoroughfare. Each crosswalk combined motifs relevant to local history. These colorful and memorable crosswalks not only add to Downtown Long Beach’s identity, but they also alert motorists and make pedestrians feel safe while crossing.

Image.43. Crosswalk Improvement Rendering II 63

SANO HEALTHY

Farm Gardens Machuchal can also be characterized by the higher number of vacant lots seen throughout the neighborhood. Taking advantage of these spaces, community farm gardens are recommended to create self-sufficiency so that the neighborhood can support the daily needs of local residents. This will require the help and efforts of eager residents having the ability to volunteer to farm. Taller Comunidad is already creating farm gardens at La Goyco.

In the long term, the farm gardens will not only replace designated vacant lots throughout the neighborhood, but smaller gardens can be placed in front or behind residential structures. Taller Communidad is striving to expand their operation across the entirety of the neighborhood, which will be incorporated into the holistic farm garden strategy.

Building on the framework that Taller Comunidad has created in Machuchal, partnerships with educational institutions will provide the needed technical support in terms of sustainable farming.

This partnership can be established through Organization Boricua, a non-profit that works to train, assist, and educate Puerto Ricans about sustainable and organic farming. Linking community farm gardens to Reclamar, and the proposed business improvement district on Calle LoĂ­za, can help Machuchal residents sell produce at neighborhood restaurants and stores. Both of these partnerships are mutual, in which the educational institutions can conduct their on-site training in Machuchal and the local restaurants can provide compost for the farm gardens.

Figure. 46. Taller Comunidad Figure. 47. Boricua (logo) La Goyco (logo)

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Image.44. Front Yard Farm Example

Figure. 48. Community Farm Garden Communal Partnership Structure

CASE STUDY Recovery Park, Detroit, MI The mission of Recovery Park is to rebuild on vacant land and create more jobs in the community to help revitalize the area. Recovery Park uses a phasing strategy that starts with temporary greenhouses and eventually builds up to more permanent structures as the farm becomes successful. Following the Urban Farm Business Plan Handbook, RecoveryPark has built a for-profit farming model.

Image.45. Recovery Park project iparticipants

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SANO HEALTHY Eventually, residents in Machuchal will have fresh food coming from their gardens and enjoy communal interactions within the garden space. A system of permaculture will be established in the farm gardens located on former vacant lots, using elements such as fish ponds, organic compost will be added to the agricultural cycle to eliminate the need to purchase fertilizer or seeds. Moreover, such a strategy can be promoted across Puerto Rico, helping communities facing similar food access and vacancy issues.

Partners Puerto Rico Recycling Partnership Machuchal Limpio Municipality - “Complete Street” Act Machuchal Business Association Local muralists (like Abey Charrón) Casa Taft Local Artists Groups BID Organization Boricua Taller Comunidad La Goyco

Funding Vivir Co-Op Municipality Farm Garden Revenues

Image.46. Community Garden Rendering

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VIVIR LIVE

VIVIR LIVE Creating a cooperative for residents to collectively own and benefit from tourism

Calle Loíza

Accessory Dwelling Units (ADUs) Vacant Structures

Expressway 26

Figure. 49. Accessory Dwelling Units (ADUs) and Vacant Structures

Tourism is a major part of Puerto Rico’s economy, and it is continuing to grow. Impacts have been seen within Machuchal, as residents have seen an increase in foreign visitors to the neighborhood and the amount of Airbnbs has risen recently.

Machuchal has the opportunity to capitalize on tourist activity due to its proximity to the popular Ocean Park beach-front and the growing tourist attraction to Calle Loíza. This strategy looks at how the residents of Machuchal can work together to profit from the increasing demand for temporary stay sites in the neighborhood. Residents would be inclined to participate because of monetary incentives and opportunities for upward economic mobility.

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Figure. 50. Tourism Growth between 2016 and 2019

Vivir

The Airbnb run by local residents.

MACHUCHAL CO-OP

Start the Co-op!

VIVIR MACHUCHAL

$200 $200 $200 $200 $200

Accesory Dwelling Units

Provide Services

Web Page Design

Photography

Check-in & Check out

Cleaning & Hospitality

Co-design

Co-op Revenue Scheme: How we use the revenue?

$

$

$

$ $ $$$ $ $$ $$ $ $ $ $ $ $ $$ $

Empolyee Salary

$

$

$

Host

VIVIR MACHUCHAL

Community Co-op

ProďŹ t GUEST STAY

Existing Structure Renovation

Airbnb

Community Projects

Sizes indicate proposed share.

Figure. 51. How Co-Op Works Structure Poster 69

VIVIR LIVE

Figure. 52. Possible Airbnb Site Map

Creating a cooperative will build on the communal culture of Puerto Rico and take advantage of the existing infrastructure, provide more employment opportunities, skills training for upward mobility and revenue to allow for both continuing the success of Airbnbs and the potential for members to earn an individual profit.

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Create a Co-Op To qualify as an officially registered cooperative business under Puerto Rico Law 239, the General Law of Cooperative Societies (2004), the organization would require at least five members. Members will pay $200 upfront to join, with each member having one vote on managerial decisions. Anybody can join, including homeowners and renters, business owners, and citizens abroad who have ties to the neighborhood. The initial members and their fees will constitute the start up fees required in order to get the cooperative’s operations going.

In the short term, members will also set and vow to follow specified design guidelines, colors and architectural styles will be maintained to follow the neighborhood standard. Members will decide the amount of AirBnBs to market concurrently, to keep a diverse and competitive mix, and also to allow the residents to designate a specific amount of space within their community that is given to visitors and tourists.

Figure. 53. Vivir Co-Op Logo Figure. 54. Proposed Design Guideline

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VIVIR LIVE

Figure. 55. Co-Op Stakeholders

Branding Advertising the cooperative and its benefits will lead to a larger membership base.

A clearly identified mission statement and set of goals will help participants understand the purpose. The intention is to amplify the positive aspects of tourism while mitigating the negative effects. In this way it will allow residents to profit off of the growing tourism interest while also providing an authentic and socially responsible experience for visitors. Advertisements for the cooperative will be placed at events along the commercial corridor and community meetings. Member interest will also be increased through partnerships with existing community groups such as Casa Taft and Taller Communidad La Goyco.

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Find Space to Rent To find potential space for temporary stays under the cooperative framework, Vivir will target existing accessory-dwelling units (ADUs), secondary smaller structures located on existing residential properties, in the neighborhood. ADUs are ideal for Machuchal because they will keep any single property from being completely tourist oriented and will allow long-term residents and tourists to cohabitate in the same spaces with their own private units. Hosts and guests would have their own entrances and private spaces, just located within the same property.

There are currently 39 existing ADUs in the neighborhood that would be suitable in the short term to turn into rentable spaces, with room to build more over time. As secondary structures, that are commonly seen throughout Puerto Rico, they can be built as a second or third floor unit, attached or detached units in the back of the lot or on the side, wherever there is room.

CASE STUDY

Figure. 56. DIagrams of Accessory Dwelling Units (ADUs)

New Orleans

Suitability Study

New Orleans has a law that requires all AirBnB hosts to apply for licenses to rent short-term rentals. There are more requirements and guidelines set if the host is renting secondary properties that they also don’t live in. Vivir can incorporate and enforce similar guidelines to keep touristification from pushing out long-term renters.

A study was taken of the existing ADUs in Machuchal to understand which would be the most suitable for AirBnB. Looking at square footage, external housing condition, and current ownership of the structure to understand which ADUs Vivir should target first.

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VIVIR LIVE

Design Guidelines In order to keep the existing community fabric as is, Vivir members would create and uphold to follow a specific set of design guidelines. This will keep the neighborhood from changing too much in favor of catering towards tourists.

Analyzing the current design and aesthetics of the neighborhood, a preliminary design guidelines rubric was created as a jumping off point. This delineates the standard colors, heights and architectural style of the homes in Machuchal and what any new development should fall in line with.

Figure. 57. Caribbean Modern as a Proposed Architectural Exterior

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Figure. 58. Proposed Design Guidance in Color and Style

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VIVIR LIVE

Service Provision for Existing AirBnBs In order to keep the AirBnBs in a condition that tourists will be attracted to and include essentials that are expected, a service structure will be implemented to provide check-in/check-out service, cleaning services, creation and management of a website, and high-quality photography of units. All of these services will be done by cooperative members and employees and will be hired to ensure that the cooperative owned AirBnBs are taken care of.

However, the service structure can also be sold to privately owned AirBnBs outside of the cooperative.

This will specifically target the existing AirBnBs within and adjacent to Machuchal that are owned by outsiders or internationals who currently have to pay a premium for others to manage their rental unit on site. The cooperative will do these same services. This gives Machuchal residents the opportunity to profit from tourism that is happening and is not under its control.

Luciana is a free-lance photographer and resident who rents her home in Machuchal. For Luciana, Vivir can be an opportunity for her to grow her business by offering her photography skills to help market spaces for rent. Vivir will also benefit from artists and residents like Luciana who would support the cooperative through their skills as well as giving other members the ability to learn and grow from them.

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Figure. 59. Proposed Airbnb listing webpage

Full Service Business Amenities Trends are showing that there is a demand for AirBnBs in Santurce. Currently, mainland and foreing investors are the only ones supplying the demand and profiting from tourism because managing and maintaining AirBnBs can be time consuming, a lot of work and costly for individual residents to do on their own. The cooperative will assume all of these burdens by providing support through their employees providing services and through the acquisition of specific items. These items include air-conditioning units, WiFi routers, beach essentials, bathroom essentials, kitchen essentials, and a washer and dryer. The cooperative will therefore provide all of the expected items of a visitor using the AirBnB program. The cooperative will purchase and own these items and manage the provision to individual hosts.

Figure. 62. Examples of Service Provided to Airbnb units

Figure. 60. Examples of Service Provided to Airbnb units

Figure. 61. Examples of Service Provided to Airbnb units

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VIVIR LIVE

Find Professionals to Build Services In order to help oversee the renovation projects of existing ADUs and the construction of new accessorydwelling units, local professionals will be sought for help. These professionals will include lawyers for legal assistance in the procurement of official land titles and building permits, architects and contractors to design and build, local material vendors, and artists.

Figure. 63. Co-Op Stakeholders, Professionals and Organizations

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Job Shadowing As the cooperative gradually becomes more successful, transforming into a fully functional company, it will then provide opportunities for residents to learn new skills and trades. Internship opportunities for people to learn about business management or specific positions such as hospitality, hosting, photography, and cleaning will be provided.

Image.47. Possible Job Shadowing Work

Affordable Housing As the cooperative reaches the maximum number of AirBnBs within the neighborhood, as set by members, and has also reached certain revenue goals for the community fund, it can begin focusing its efforts on longer term renovations for affordable housing. While maintaining the AirBnB operation, the cooperative will also create improved housing options for long-term residents. By working in tandem with Casa Taft and professionals, vacant lots and buildings will be purchased and renovated.

Machuchal has a 20% vacancy rate that characterizes the community. Of those vacant lots, there are 32 structures that can be renovated to be affordable housing in the long term. Using part of the profits earned from AirBnB, these spaces would allow the street life to continue throughout the neighborhood.

Suitability Study Doing another study, looking at square footage, floors, housing condition and ownership determined which of the vacant structures would be the best suited for affordable housing.

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VIVIR LIVE

Image.48. Renovated Building by Vivir Co-Op Rendering

Figure. 64. Vacant building condition map 80

Intergenerational Housing These new affordable housing types will be aimed at both the young professionals within the neighborhood as well as those aging in place. Not only does this ease the residential options of the younger population who have flocked to Machuchal, it will provide companionship for the elderly population.

CASE STUDY Humanitas, Netherlands Housing model that has older and younger residents living together as a way to provide affordable housing and elderly care. Created in the Netherlands as a result of campus housing being too noisy for the elderly residents. Mixed the living, students were allowed to come and go, as long as they weren’t a nuisance. In return for subsidized housing, students dedicate 30 hours per month to activities with the elderly residents.

Image.49. Intergenerational Housing Rendering 81

VIVIR LIVE

Sustainable Infrastructure Projects It is important for the future of Machuchal, and the whole of Puerto Rico, to prepare for climate change and future natural disasters. These affordable housing projects will also provide the opportunity for residents to learn about and implement best practices in sustainability for the renovated structures. This will not only ensure the buildings will be well-prepared for a more resilient future, but will also be an opportunity for Vivir members and residents to learn on to implement sustainability in their private homes as well.

Figure. 65. Sustainable Housing Rendering

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Other programs will also be set up in the 5-10 year term that will specifically help existing residents improve their homes. An example would be a window replacement program, specifically designed windows will keep air-conditioning from exiting the structure and block heat from entering. Vertical gardens will help to keep the interior spaces of concrete residence cooler while also supporting a more aesthetically pleasing public realm.

CASE STUDY FairBnB AirBnb is the alternative way to vacation in a rental. FairBnB is a cooperative that places people over profit. It is an online platform that connects people and allows for a more sustainable way to travel. Half of the funds goes toward the coop to keep the structure in place while the other half funds community projects.

Figure. 66. FairBnB Logos

Revenue Structure The revenue stream of the cooperative will be strategically split to cover costs and provide monetary gain to the community. For the revenue gained by an individual AirBnB stay, 20% will go to the individual host of an AirBnB to cover utility and managerial costs as well as taxes and other expenses. 3% of revenue will cover the general fee that AirBnb requires, via their website. Another 20% will go to the employee salaries of the cooperative who manage the website, photography, and maintenance, among other positions. 20% more will provide for member profit, to be split among participants monthly. The final 37% of the revenue stream will go towards the community fund. This fund will pay for the purchase and repurposing of existing structures for AirBnB usage, renovations of a vacant building in the southwest section of the neighborhood for the cooperative’s headquarters, and other necessary programs throughout Machuchal, to be voted upon by members.

Partners Asociacion de Ejecutivos de Cooperativas Fundacion Comunitaria de Puerto Rico Inclusiv Other Cooperatives (Energy, Tourism, Taxi) Taller Communidad La Goyco Casa Taft

Funding CDFI ArtsPlace ASEC Inclusiv Puerto Rico Tourism Company Member Fees Revenues

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RECLAMAR RECLAIM

RECLAMAR RECLAIM Adaptive reuse projects that turn vacant buildings into community assets

Of the vacancies in Machuchal, the largest and most obvious vacant structures are the large industrial buildings that sit at the southern edge of the neighborhood. Right next to the highway and the pedestrian bridge, the vacant buildings are often the first impression visitors get of Machuchal when entering by foot from the south. The vacant infrastructure is underutilized and viewed as an issue in the neighborhood. However, in the long term, after Vivir and Calle LoĂ­za BID have been long established and turning a profit, these vacant buildings can be reclaimed and rejuvenated to become a community asset and connection to the Avenue of the Arts just south of the bridge.

Drawing on the communal and infrastructural history, these two important vacant properties will be rehabilitated and programmed for new uses that meet the diverse needs of the changing neighborhood. Specific adaptive reuse interventions will work to support both community development and pedestrian flows to the southern areas of Machuchal. By creating active destinations for specific programming, these projects will transform formerly vacant complexes into new inviting and aesthetically pleasing spaces.

Calle LoĂ­za Existing El Cultivo Market Site

El Cultivo Market

Artist Studio & Vivir Headquarter

Existing Artist Studio & Vivir Headquarter Site

Expressway 26 Figure. 67. Proposed Adaptive Reuse Sites

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SITE 1: EL CULTIVO & COMMUNITY GARDEN Context In the heart of the original boundary of Machuchal was once a community market where residents could buy fresh produce as well as have a space to meet and connect with other residents. In the last decade, however, the building has sat vacant as the market closed down, leaving Machuchal without access to fresh produce and a place for locals to converge. Especially with Calle LoĂ­za becoming more tourist oriented, this loss has been felt throughout the residential neighborhood.

Drawing from the community funds, raised from a portion of the profits from the Vivir CoOp and Reconectar BID, this area can become a destination by rehabilitating and rejuvenating the former market to provide a specific and accessible destination for produce sales. This alongside with the reclaiming of the vacant lot at the corner of Calle Molina and Calle Julian Pesante, behind the market for a spacious and accessible community garden.

Figure. 68. Proposed El Cultivo and Community Garden Site Plan

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RECLAMAR RECLAIM

Marcos, and other informal vendors, can lease space in El Cultivo at an affordable rate and access a significantly larger customer base. The renovated El Cultivo market will attract a larger customer base to Machuchal and will provide a more comfortable business setting.

Figure. 69. Proposed El Cultivo and Communityy Garden Programming

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Image.50. El Cultivo market and farm garden rendering

El Cultivo Stands will be provided to local vendors, farmers, and entrepreneurs for the opportunity to sell their produce, both inside and outside of the building.

A roof for shade and a variety of affordable lease types will help to formalize the informal produce vendors that currently occupy various spaces along Calle LoĂ­za . This will also allow for a diverse range of vendors in El Cultivo, catering to the diverse residents that live in Machuchal.

In addition to the market space, a community kitchen will provide a space for culinary training.

This can be used for community cooking classes as well as an incubator space for new restaurateurs to rent to test out new business ideas and ventures.

Stands will be provided to local vendors, farmers, and entrepreneurs for the opportunity to sell their produce, both inside and outside of the building.

A roof for shade and a variety of affordable lease types will help to formalize the informal produce vendors that currently occupy various spaces along Calle LoĂ­za . This will also allow for a diverse range of vendors in El Cultivo, catering to the diverse residents that live in Machuchal.

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RECLAMAR RECLAIM

Community Garden The small vacant building will be repurposed into a storage shed. The stretch of Calle Jefferson between the vacant lot and the former market building will transform into a pedestrian pathway with outdoor vendor stands. The community garden will be the first in the neighborhood and will serve as the space where residents can learn about sustainable micro-farming. In partnership with the Boricua Organization of Organic Agriculture, weekly farming lessons will help to educate and train residents to grow organic agricultural products. Designated garden spaces will be allocated for eager residents in the established community garden behind the market.

Image.52. Community farm garden intervention

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Image.51. Vacant lot before community garden intervention

Image.53. El Cultivo market interior rendering

CASE STUDY Reading Terminal Market Located in Philadelphia, the historic and expansive market features a variety of locally sourced food and produce selections for customers.

Different lease types offer affordable options to a diverse group of sellers, with local businesses given priority and applicable subsidies, while also maintaining the financial viability of the overall market.

Image.54. Photo of the interior of Reading Terminal

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RECLAMAR RECLAIM

SITE 2: ARTIST STUDIO & VIVIR CO-OP HEADQUARTERS Context The parking lot sits adjacent to a vacant building that can also be reactivated and rehabilitated into the headquarters for Vivir Co-Op. In the long-term, as Vivir becomes successful, it will need a space to operate. Management and training for the Co-op will occur here. The building will also provide community meeting space for both Vivir and residents to use.

Figure. 70. Proposed Artist Studio & Vivir Co-Op Headquarter Site Plan

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Reactivate Parking Lot Coming from the south, at the intersection of Calle Julian Pesante and Calle Dorado is a fenced-off and vacant parking lot. A wide open space, this can be reactivated and repurposed to become a destination for residents and visitors from the south. Food trucks, seating, shade, and minor green infrastructure will be available for residents and visitors in the short term.

Image.55. Proposed food truck park rendering

CASE STUDY Lote 23, San Juan Lote 23 is a gastronomic oasis along the Avenue of the Arts in Santurce, San Juan. The semi-formalized food truck park offers over 15 food vendors and provides a unique experience for visitors. Previously an empty lot, it was transformed in 2016 to become a popular destination for tourists and locals.

Image.56. Lote 23

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RECLAMAR RECLAIM

Vivir Co-Op Headquarters The parking lot sits adjacent to a vacant building that can also be reactivated and rehabilitated into the headquarters for Vivir Co-Op. In the long-term, as Vivir becomes successful, it will need a space to operate. Management and training for the Co-op will occur here. The building will also provide community meeting space for both Vivir and residents to use.

Image.57. ArtStudios interior rendering

Machuchal Center for the Arts The largest, and most noticeable vacancy in Machuchal is the former wedding store that sits right at the entrance from the pedestrian bridge.

Taking advantage of the location this area will be rehabilitated and rebranded into becoming the Machuchal Center for the Arts.

Located at the entrance of the Gateway to Machuchal, the building will feature artist studios, exhibition space, and an outdoor pedestrian plaza.

This important cultural center will be the neighborhood’s main linkage to the neighborhoods 92

south of the expressway, especially the Avenue of the Arts. Also known as the Santurce Arts District, it is located along Ponce de LeĂłn Avenue, features the highest concentration of theaters, museums, nightlife, galleries, restaurants, and street art in the Caribbean.

Machuchal Center for the Arts will not connect Machuchal to the Santurce Arts District, but it will also provide space for the artists and creatives that moving into the area. This space will provide them with studio space, galleries and Vivir will provide the artists will affordable places to stay in Machuchal.

CASE STUDY Reading Railroad Quarters This warehouse originally served as a main stopping point along the Reading Railroad, accommodating railroad employees. In later years, it was an artist’s live-work community.

Developer Arts+Crafts Holdings is in the beginning stages of its plan to turn the warehouse into a mixed-use space with food and beverage on the ground floor and 40 artists studios and creative workplaces on the upper floors.

Image.58. Reading Railroad Quarters

Figure. 71. Proposed Artist Studio & Co-Op Headquarter Programming

Partners

Funding

Boricua Organization Vivir Co-op of Organic AgriculCalle Loíza BID Local business owners ture Carlota Alfaro College Muuaa Design Studio Santurce es Ley

Vivir Co-Op Calle Loíza BID Amigos de PuertoRican Eco-Farmers Southern S.A.R.E.

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VÍNCULO RECONNECT

VÍNCULO RECONNECT Formation of a Business Improvement District to reconnect the siloed nodes

Calle Loíza

Expressway 26 Figure. 72. Commercial Buildings Identified on Calle Loíza

Calle Loíza has transformed over the years into a destination, attracting visitors and tourists.

Demand has supported the growth of new businesses, minimizing turnover and vacant storefronts. However, new businesses, specifically bars, restaurants, and nightclubs have caused more separation between local business owners, residents, and organizations. Residents now spend less time along the commercial corridor that was once fully devoted to them due to the change of business types and the increase in price models that accompanied.

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The creation of a business association will begin the initiative of connecting business owners along the commercial corridor. As the number of members grows, the association will expand to neighboring communities to become a stepping stone for the formalization of a Business Improvement District along Calle Loíza .

Figure. 73. Commercial Buildings Identified on Calle LoĂ­za East

Figure. 74. Commercial Buildings Identified on Calle LoĂ­za West

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VĂ?NCULO RECONNECT By developing a relationship between local business owners, organizations, and residents, the opportunity presents itself to discuss regional issues and collaborate on solutions to build a safer, cleaner, affordable, and more enjoyable place to live and visit. This structure would allow business owners to share knowledge and collaborate on planning for events. As the business association grows, it will gradually expand down Calle LoĂ­za to the neighborhoods east and west of Machuchal. Funding opportunities would also be developed through these collaborations to increase programming in the corridor as well as to improve specific existing infrastructure. Potential business owners that are new to the neighborhood will have access to assistance, knowledge, and experience through this group.

It is pertinent to begin to develop the business association in the near term. The former school located to the north-west of the neighborhood on Calle LoĂ­za , known as La Goyco, has recently changed ownership and has quickly become a staple community center. La Goyco stakeholders have existing relationships with local businessowners, residents, and the San Juan municipality.

Programming is planned to drive more foot traffic to the commercial corridor as residents visit La Goyco for events such as movie night and

Image.59. Closed School Building of La Goyco

Previously, business associations have been attempted in Machuchal, but have failed due to a lack of leadership, clear vision, and communication. As more time passes without a strictly managed business association, the commercial corridor will continue to become isolated from residents and the neighboring communities

Image.60. Events Hold in La Goyco

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Create a Business Association Collected action through the collaboration and investment of business owners will lead to a safer and cleaner environment. Initiated by Taller Communidad La Goyco, the idea of forming the Machuchal Business Association will start with gathering a group of business owners along Calle LoĂ­za within a proposed boundary centered in Machuchal. During the business outreach stage, the leaders of La Goyco will spread information regarding the business association via flyers and weekly meetings. The Machuchal Business Association will be open to all businesses in the neighborhood and within the boundary, targeting over 50 businesses along Calle LoĂ­za .

Figure. 75. Machuchal Business Association Logo

Image.61. Short-term street improvement rendering

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VĂ?NCULO RECONNECT

Figure. 76. Machuchal Business Association Boundary

Four committees will be established under the Machuchal Business Association: 1. Business Development: manage business outreach to grow membership and collaborate between business owners 2. Design: administer physical improvement and develop communications between the association and other stakeholders 3. Promotions: maintain branding for the association through social media 4. Business Support: oversee mentorship and training programs to small-business owners along the commercial corridor As the committees begin to take shape, service provisions will then be administered.

Figure. 77. Machuchal Business Association Promotion Poster 98

Machuchal Business Association Services: With community input, a volunteer-based Night Watch Group will be formed to maintain eyes on the street in an attempt to mitigate crime and increase perceptions of safety. This group would also connect with local police to receive updates on recent events, thus building a stronger relationship with said department.

Through a Street Cleaning Program, extra trash bins will be installed in designated trash pick-up areas to alleviate waste overflow. A trash-cleaning fee of $1 per business per day will finance an additional waste-collection pickup per week.

Ana, the owner of Ana’s Cafe on Calle

Loíza , recently moved her business to Machuchal to take advantage of the activity along the vibrant commercial corridor. The Machuchal Business Association can help with business growth and marketing services to promote and sustain new businesses, like Ana’s and other locally owned businesses on Calle Loíza. The organization will also provide street cleaning services and grant opportunities to improve her storefront.

Through the Business Association, Anna has the ability to learn from a business mentor and collaborate with other business owners to build a business-oriented community and create comprehensive promotional events.

Four committees will be created in this stage: -Business Development (outreach) -Design (physical improvement) -Promotions (branding) -Business Support (mentorship, training)

Committee Division Business Outreach

-Leaders in La Goyco board start to outreach to other business owners around Machuchal -Spreading the information by flyers and weekly meetings -A group of business owners will initiate the business association

Service Establishment

Service Preparation -The divided committee starts to perform their respective functions -Social media page will be started to promote businesses -Post job opportunities

Figure. 78. Short-term Machuchal Business Association Implementation Plan 99

VĂ?NCULO RECONNECT

Expand Business Association and Hire a Main Streets Manager With the growth of the Machuchal Business Association, the geographic boundary will expand east and west to increase the reach of the group, allowing for more residents and business owners to realize positive outflows such as an improved commercial environment and socio-economic opportunities. The business association operation team will continue to collect feedback from members to improve services. As the association reaches a certain size, of around 75 businesses, a part-time manager will be hired to oversee the four committees and future planning.

More membership means more influence, therefore as the association adds more business it will then begin to push for encouraging policies that support a Business Improvement District.

Figure. 79. Extended Machuchal Business Association Boundary

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The association at this stage in development will make it easier to navigate the corridor by adding signage, advertisement space, and more shading and sitting options. A wayfinding system will assist and guide visitors to specific locations such as member-businesses and the nearby beachfront. A Soundproof Improvement Program would help to rectify recent high levels of noise late at night, in which long-term residents are not fond of. Sound reverberation will be mitigated via the installation of soundproof materials within late-night food and entertainment spaces. Subsidies for improved sound-proof windows will be provided to residents who are affected by the described noise levels.

Image.62. Medium-term street improvement rendering

-Hire a part-time main street manager -The manager will organize organizing Machuchal Business Association’s committee activities and planning

Stronger Business Association

Hire a Manager Formed Association -Coordination between committees -Collect feedback from community members for further improvement

Promotions

-Promote the business association to more stakeholders -Connect with local municipalities and government to come up with the encouraging policies for BID formation

Figure. 80. Long-term Machuchal Business Association Implementation Plan

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VĂ?NCULO RECONNECT

CASE STUDY Main Street America Program

Image.63. Main Street America Program Logo

Figure. 81. Proposed Wayfinding Elements

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The Main Street program offers toolkits and roadmaps to help small towns, mid-sized communities, and commercial districts improve a local economy and reactivate spaces in a neighborhood. Focusing on design, promotion, organization, and the economy, this program has helped communities grow and learn how to develop relationships with local stakeholders and transform a neighborhood’s downtown.

Image.64. Short-term street improvement rendering

Create a Business Improvement District The creation of a BID would ensure regular service activity to further enhance the business environment along Calle Loíza for business owners and residents while ensuring the space is welcoming to all types of visitors. The BID will enforce participation from over 100 business located along a ž strip of the corridor. Through communication with the municipality and the development of BID-directed policies, the district will be established. The voting period for an approved Business Improvement District would occur after significant public outreach.

Figure. 82. Calle LoĂ­za Improvement District Logo

Business

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VÍNCULO RECONNECT

Figure. 83. Calle Loíza Business Improvement District Boundary

-Determine the final boundary of the BID -Determine the members of the board -Determine the funding and budgets -Determine the services

District Planning Legislation Preparation -Communicate with government and related municipalities to urge the legislation forming process to support the BID

Public Outreach

-Send out the informational mailing to business owners and property owners in the boundary -Hold public hearings for receiving feedback and opinions

Figure. 84. Machuchal Business Association Implementation Plan

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BID Formation

Night Watch The BID would purchase commercial properties to rent to local businesses, install new lighting along the streetscape, and work with the municipality to change zoning to discourage late night activity spilling into the public realm, by regulating hours of operation. The Machuchal Business Association will exist concurrently with the Business Improvement District. The Association will continue to provide services and manage a network of local business owners in the area while maintaining leadership connections between local residents and organizations.

Facade Improvement

Partners Local Business-Owners Taller Comunidad La Goyco Casa Taft Machuchal Residents San Juan Municipality

Funding Business Association Revenue Parking Lot Revenue Membership Revenue Lighting

Figure. 85. Concept diagrams showcasing various BID-led strategies 105

PUERTA GATEWAY

PUERTA MACHUCHAL GATEWAY TO MACHUCHAL Connecting Machuchal to the surrounding region

Image.65. Puerta Machuchal rendering, showcasing complete streets, greeneries, and other amenities

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With the four strategies each touching on a different aspect of Machuchal, making it a healthier environment, putting the power of tourism in the residents’ hands, creating a diverse and affordable commercial corridor and tackling the major vacancy issues in the neighborhood, Machuchal, by 2040, will be a destination sought after by locals and

tourists. However, there is still the issue of connecting Machuchal to the rest of Santurce.

While the Calle Loíza BID will create an east-west connection, and the newly activated streets near El Cultivo and Machuchal Center for the Arts will connect from north-south, the entry by the expressway is still unwelcoming to pedestrians, cyclists and motorists.

The Gateway located within the Center for the Arts will be the first impression of the community and will celebrate the arrival of visitors to Machuchal.

Physical improvements will reflect the unique and vibrant character of the sector. Building on the existing strip of the community garden and supported by the planned adapted reuse projects, the Gateway will welcome visitors with a café, a complete sidewalk, an accessible curb, and greeneries.

Figure. 86. Map showing Puerta Machuchal’s (the Gateway’s) location in the area

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Implementation Strategies related to Sano, Vivir and Reconectar will take place within the first 10 years. These strategies are aimed at building community support and benefiting the existing long-term residents. Once the Calle LoĂ­za BID and Vivir Co-Op have become successful and are turning a regular profit, the community funds raised from those two operations can then be applied to implementing the Reclamar adaptive reuse projects.

The corner of a building in Machuchal Photo taken in Machuchal, 2019

SANO|Healt hy

Neighborhood wayfinding system

V I V I R|Li ve Mach u ch a l

strategy categories and names

Create Vivir Machuchal, the cooperative

s h or t t erm

med i um t er m

lo ng

preparation

execution

Street improvements & sidewalk redesign Trash collection and recycling Painted crosswalks Identity-based mural arts Community farm garden infrastructure Farm garden partnership with restaurants on Calle Loíza Urban agriculture education program continuation

execution

Branding Space to rent (in member’s home)

execution

preparation

Provide services for existing Airbnbs Full service business amenities Professional parternships Job shadows / apprenticeships Rent and Build ADUs Renovate vacant buildings (Airbnb units & affordable housing) Intergenerational Housing

VÍ NCU LO |Re con n e ct

Sustainable infrastructure projects Create business association on Calle Loíza

execution

Hire a part-time street manager Increase community engagement and volunteering Street improvements on Calle Loíza Add wayfinding system to commercial corridor Create business improvement district (BID) Purchase buildings on Calle Loíza for local use Create night watch group preparation

Reclai m

Petition for zoning adjustment to control noise Food trucks, Vivir cooperative headquarter

execution

execution

Art Studios in vacant industrial building El Cultivo market and farm garden Gateway connections to other amenities

year term 110

2020

1

s h or t t erm

2022

3

4

med i um t er m

2025

6

7

lo ng

t e rm

fa r t er m continuation

continuation

continuation

execution

8

term

9

2030

11

12

13

14

15

16

17

18

19

2040

fa r t er m 111

CONCLUSION Over the next decade, Machuhcal will become an affordable, pleasant place to live and visit as new spaces get reactivated and new programs and organizations are developed to improve the experience for residents, businesses, local visitors, and tourists. Through the implementation of the strategies, Machuchal will be more cohesive and active with greater opportunities to overcome impending change on touristification.

Directional Road Signs in Machuchal Photo taken in Machuchal, 2019

APPENDIX ADDITIONAL MAPS During the studio’s trip to Machuchal in October 2019, primary data of the neighborhood was surveyed and digitized to create the following maps:

Building Heights in Machuchal

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Business Types in Machuchal

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APPENDIX ADDITIONAL MAPS Housing Conditions in Machuchal

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Number of Housing Units in Machuchal’s Buildings

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APPENDIX ADDITIONAL MAPS Machuchal Land Use Map

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Vacancy in Machuchal

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APPENDIX ADDITIONAL MAPS Sidewalk Conditions in Machuchal

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Noise Level in Machuchal

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APPENDIX TABLE OF FIGURES Figure 1: “Puerto Rico Location”, produced by team member(s) Figure 2: “Population Density in Puerto Rico”, produced by team member(s) Figure 3: “Location of Santurce in San Juan”, produced by team member(s) Figure 4: “Historical Timeline”, Image Sources (from left to right, top to bottom): Wikimedia Commons, the Norman B. Leventhal Map & Education Center at the Boston Public Library, Legends of America, Maritime Trades Department, Enciclopedia de Puerto Rico, Jack Delano, Satoshi Kambayashi, NASA, Ricardo Arduengo, Darya Rivera, El Vocero Figure 5: “Puerto Rico Change in Industry”, produced by team member(s) Figure 6: “Santurce Zoning Map”, Source: Junta de Planificación (Planning Department) of the Government of Puerto Rico Figure 7: “Puerto Rico General Government Gross Debt”, Source: Government Development Bank of Puerto Rico, Money Morning Figure 8: “Puerto Rico GDP Growth in relation to Section 936”, Source: Puerto Rico Tax Foundation Figure 9: “Sales Tax Rate in Different States and Territory of the U.S.” Source: Sales Tax Institute Figure 10: “Puerto Rico’s Population Decline Overtime”, Source: Pews Research Center Figure 11: “Map of Closed Down Schools in San Juan”, produced by team member(s), data source: Jennifer Hinojosa from Centro, CUNY Hunter Figure 12: “Non-recreational Housing Vacancy Rate”, Data source: ACS 2006-2016 5-Year Census Data Figure 13: “San Juan Flooding Map”, produced by team member(s), data source: Federal Emergency Management Agency (FEMA) Figure 14: “Hurricane Timeline”, produced by team member(s), data source: FEMA Figure 15: “Recovery of Puerto Rico’s Systems Following Hurricane Maria”, data source: Sarker and Lester Figures 16 & 17: “Lighting Condition Represented by Raster Squares Before/After Hurricane Maria”, data source: Google Earth Engine Figure 18: “Disaster Recovery Action Plan Elements”, source: Community Development Block Grant Disaster Recovery Program (CDBG-DR) Figure 19: “San Juan Population Decline”, source: Figure 20: “Machuchal Location in Santurce”, produced by team member(s) Figure 21: “Machuchal and its Surrounding Neighborhoods”, produced by team member(s) Figure 22: “Development Pressure Map”, data source: Google Earth Figure 23: “Rent Burden Change in Machuchal and Surrounding Sectors from 2010 to 2017”, data source: ACS 2010-2017 5-Year Census Data Figure 24: “Business Type Map”, data source: on-site observations Figure 25: “Business Types on the West of Calle Loíza”, image courtesy of Google Earth, data source: on-site observations

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Figure 26: “Casa Taft (logo)”, image courtesy of Casa Taft – Facebook Figure 27: “ARMaR (logo)”, courtesy of ARMaR – image courtesy of Asociación Residentes Machuchal Revive, Inc. - Facebook Figure 28: “Taller Comunidad La Goyco (logo)” – image courtesy of Taller Comunidad Figure 29: “Machuchal Population Change”, data source: ACS 2017 5-Year Census Data Figure 30: “Median Age in Machuchal and Surrounding Sectors”, data source: ACS 2017 5-Year Census Data Figure 32: “Machuchal Population Pyramid 2010”, data source: ACS 2010 5-Year Census Data Figure 34: “Machuchal Population Pyramid 2017”, data source: ACS 2010 5-Year Census Data Figure 31: “Change in Median Income in Machuchal”, data source: ACS 2010-2017 5-Year Census Data Figure 32: “Median Income in Machuchal and Surrounding Sectors”, data source: ACS 2010-2017 5-Year Census Data Figure 33: “Machuchal Education Attainement”, data source: ACS 2010-2017 5-Year Census Data Figure 34: “Machuchal Total Housing Units Change”, data source: ACS 2010-2017 5-Year Census Data Figure 35: “Percentage of Single-Family Homes of All Housing Units in Machuchal, Surrounding Sectors, and Santurce”, data source: ACS 2017 5-Year Census Data Figure 36: “Machuchal Renter v. Owner Ratio Change”, data source: ACS 2010-2017 5-Year Census Data Figure 37: “Machuchal Rent Burden Change”, data source: ACS 2010-2017 5-Year Census Data Figure 38: “Rent Burden in Machuchal, Surrounding Sectors, and Santurce”, data source: ACS 2010-2017 5-Year Census Data Figure 39: “Median Home Values in Machuchal, Surrounding Sectors, and Santurce,” data source: ACS 2016 5-Year Census Data Figure 40: Machuchal Vacancy Map: produced by team member(s), data source: on-site surveys Figure 41: “Machuchal Housing Condition Map”, produced by team member(s), data source: on-site surveys Figure 42: “Machuchal Greening Plan Map”, produced by team member(s) Figure 43: “Disconnected Land Use in Machuchal”, produced by team member(s) Figure 44: “Trash Collection Leaflet”, produced by team member(s) Figure 45: “Future Wayfinding System in Machuchal”, produced by team member(s), reference: TOD Honolulu Figure 46: “Taller Comunidad La Goyco (logo)”, courtesy of “Taller Comunidad La Goyco” – Facebook Figure 47: “Boricua (logo)”, courtesy of Organización Boricuá Figure 48: “Community Farm Garden Communal Partmentship Structure”, produced by team member(s) Figure 49: “Accessory Dwelling Units (ADUs) and Vacant Structures”, produced by team member(s)

Figure 50: “Tourism Growth between 2016 and 2019”, produced by team member(s), data source: Puerto Rico Tourism Company

The holistic strategy map diagram that stretches over the cover page and the back page is produced by team member Amie Patel.

Figure 51: “‘How Co-op Works’ Structure Poster”, produced by team member(s) Figure 52: “Possible Airbnb Site Map”, produced by team member(s), data source: observations from site visit Figure 53: “Vivir Co-op logo”, produced by team member(s) Figure 54: “Proposed Design Guideline”, produced by team member(s) Figure 55: “Co-op stakeholders – a diagram”, produced by team member(s) Figure 56: “Diagrams of Accessory Dwelling Units (ADUs)”, produced by team member(s) Figure 57: “Caribbean Modern as a Proposed Architectural Exterior”, produced by team member(s) Figure 58: “Proposed Design Guidance in Color and Style”, produced by team member(s), photos taken by a team member Figure 59: “Proposed Airbnb listing webpage”, produced by team member(s), reference: Airbnb.com Figures 60-62: “Examples of service provided to Airbnb units”, produced by team member(s), photos courtesy of Airbnb Figures 63: “Co-Op Stakeholders, Professionals and Organizations”, produced by team member(s) Figure 64: “Vacant building condition map”, produced by team member(s), data source: observations from site visit Figure 65: “Sustainable Housing Rendering”, produced by team member(s) Figure 66: “FairBnB logos”, courtesy of Fairbnb Figures 67-71: various adaptive reuse site plan and maps, produced by team member(s) Figure 72: “Commercial Buildings Identified on Calle Loíza”, produced by team member(s), data source: observations from site visit Figures 73-74: “Commercial Buildings Identified on Calle Loíza East” and “…West”, produced by team member(s), photo courtesy of Google Earth Figure 75: “Machuchal Business Association Logo”, produced by team member(s) Figure 76, 79: “Original” and “Extended Machuchal Business Association Boundary”, produced by team member(s) Figure 77: “Machuchal Business Association Promotion Poster”, produced by team member(s) Figures 78, 80: “Short-term” and “Long-term Machuchal Business Association Implementation Plan”, produced by team member(s) Figure 81: “Proposed Wayfinding Elements”, Figure 82: “Calle Loíza Business Improvement District Logo”, produced by team member(s), reference: TOD Honolulu Figure 83: “Calle Loíza Business Improvement District Boundary”, produced by team member(s) Figure 84: “Machuchal Business Association Implementation Plan”, produced by team member(s) Figure 85: “Concept diagrams showcasing various BID-led strategies”, produced by team member(s) Figure 86: “Map showing Puerta Machuchal’s (the Gateway’s) location in the area”, produced by team member(s)

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APPENDIX IMAGE SOURCES Image 1: Photo taken by a team member Image 2: Photo taken by a team member Image 3: Photo taken by a team member Image 4: “Old San Juan facing La Perla”, Photo taken by a team member Image 5: Photo taken by a team member

Image 38: “Puerto Rico Recycling Partnership Logo”, courtesy of the E-Depot Initiative Image 39: “Green Puerto Rico Seminar”, courtesy of Puerto Rico Recycling Partnership (PRRP) Image 40: “Identity-based mural art on the outside of ArtStudios”, produced by a team member

Image 6: Courtesy of Wall Street Journal

Image 41: “Downtown Long Beach crosswalk between 3rd St. and 4th St...”, courtesy of Downtown Long Beach Alliance

Image 7: Houses that are Near Waterfront, Courtesy of Marvel Architects

Image 42: “Crosswalk Improvement Rendering I”, produced by team member(s)

Image 8: Unstable Housing Structures, https://www.dominicoamerican.org/housing-resources-for-survivors-displaced-by-hurricanes-irma-and-maria-in-puerto-rico/

Image 43: “Crosswalk Improvement Rendering II”, produced by team member(s)

Image 9: San Juan after Hurricane Maria https://wusfnews.wusf.usf. edu/post/admiral-puerto-rico-damage-devastating-coast-guard-continuous-sprint Image 10: Courtesy of Mario Tama for Getty Images Image 11: Courtesy of the Government of Puerto Rico

Image 44: “Front Yard Farm Example”, courtesy of “Eat Local. Support Local Farmers” – Facebook Image 45: “Recovery Park Plan”, courtesy of Recovery Park.

Image 46: “Community Garden Rendering”, produced by team member(s)

Image 12: Courtesy of Carlos Giusti for AP

Image 47: “Possible Job Shadowing Work”, courtesy of Utuado Imanuel

Image 13: “Tourists from Old San Juan”, photo taken by a team member

Image 48: “Renovated Building by Vivir Co-Op Rendering”, produced by team member(s)

Image 14: “Satellite Image of San Juan in 1930”

Image 49: “Intergenerational Housing Rendering”, produced by team member(s)

Image 15: “Satellite Image of San Juan in 2019” Image 16: Courtesy of Yong Kim of The Philadelphia Inquirer Image 17: Courtesy of Archivo Histórico Popular Image 18: “Mural Arts”, Photo taken by a team member Image 19: Photo taken by a team member Image 20: Photo taken by a team member Image 21: Tourist-Orientated Restautant Image 22: Photo taken by a team member Image 23: Photo taken by a team member Image 24: “Machuchal Vacant Lots”, photos taken by a team member Image 25: “Machuchal Vacant Lots”, photo taken by a team member Image 26: “Machuchal Vacant Units”, photo taken by a team member Image 27: “Machuchal Vacant Units”, photo taken by a team member Image 28: “Site Visit”, photo taken by a team member Image 29: “Site Visit”, photo taken by a team member Image 30: “Mural on a Building in Machuchal”, photo taken by a team member Image 31: “Plants growing in vacant lot”, photo taken by a team member Image 35: “Urban Street Design Guide”, xourtesy of National Association of City Transportation Officials (NACTO) Image 36: “Street Improvement Phasing Renderings”, produced by a team member(s) Image 37: “Trash Bins on Sidewalk”, photo taken by a team member

Image 50: “El Cultivo market and farm garden rendering”, produced by team member(s) Image 51: “Vacant lot before community garden intervention”, photo taken by a team member Image 52: “Community farm garden intervention”, produced by a team member(s) Image 53: “El Cultivo market interior rendering”, produced by a team member(s) Image 54: “Photo of the interior of Reading Terminal”, courtesy of Thom Carroll Image 55: “Proposed food truck park rendering,” produced by team member(s) Image 56: “Lote 23”, courtesy of Tasting Puerto Rico Image 57: “Art studio interior rendering,” produced by team member(s) Image 58: “Reanding Railroad Quarters”, courtesy of 915 Spring Gardne Image 59: “Closed school building of La Goyco”, photo taken by a team member Image 60: “Events held at La Goyco”, courtesy of Taller Comunidad La Goyco Image 61, 62, 64: “Street improvement renderings”, produced by team member(s) Image 63: “Main Street American logo”, courtesy of Main Street America Image 65: Puerta Machuchal rendering, showcasing complete streets, greeneries, and other amenities.

Images not listed here are photos taken by a team member.

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COMMERCIAL CORRIDOR

ADAPTIVE REUSE OF INDUSTRIAL BUIDLINGS GATEWAY TO MACHUCHAL

VACANT BUILDINGS + ADUs

CIRCULATION

GREEN SPACE + STREET TREES

MACHUCHAL 2040

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