Wells district final project
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Transcript of Wells district final project
Wells District A Creative Village Jose C. Ayala & Heather Tribou
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Contents: Introduction………………….3 Precedents…………………...3-4 I. History………………….4 II. Greenspaces………….4 III. Connectivity…………..5-6 Wells District Recommendations………….7 I. History……………...….7 II. Greenspaces………....7-8 III. Connections……….....8-9 IV. Housing…………….....9-10 V. Retail…………………..10-11 Appendix Power Point Presentation This report was produced as part of Rollins College, Masters of Planning and Civic Urbanism program. Thoughtful insight and guidance was provided by Professor Dr. Bruce Stephenson during the course of the Metro Greenspaces: Orlando & Portland class. José Carlos Ayala,CNU-A Heather Tribou
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Introduction
The City of Orlando partnered with Ustler Development Inc. to transform the old Amway Arena into a new development named Creative Village. The city hopes that with the help of Uslter Development Inc. the area will be transformed to create urban places designed at human scale with the integration of different modes of transportation within its context. The proposal for Creative Village focuses on creating a true “live, learn, work, and play” urban destination through a development plan that supports a synergistic and dynamic mix of uses including office/creative studios, higher education, K-12 education, mixed-income residential, retail/commercial, and hotel.1
In the past years, the City of Orlando has experienced an increase of innovative private business models to develop within its limits. Some of these are cultural, artistic and musical places for social gatherings. These new creative places are what Mr. Ray
1 Creative Village Web Site http://www.creativevillagedevelopment.com 2 PPS Project for Public Spaces http://www.pps.org/reference/roldenburg/ 3 Land Value Information was taken from Zillow
Oldenburg calls “third Places.” In his book, The Great Good Place, Olderburg argues that bars, coffee shops, general stores, and other “third places” (in contrast to the first and second places of home and work), are central to local democracy and community vitality. 2 In Orlando places such as Milk District, Ivanhoe Village, Mills 50, College Park, South Downtown, Audoban Park, and Thorthon Park are becoming popular among all demographics. Consequently, there is a market for imaginative destinations, where people can enjoy a vibrant ambience with a high walkable quality of life.
A place such as Portland, Oregon provides one with a sense of what could be successful in Wells District aka Creative Village . One must recognize that each city has its own history, character, behavior, economics and governmental procedures. Furthermore, the subscribers of this report would like to introduce another perspectives from the Cascadian mega region as part of the evaluation and recommendation for Wells District. Precedents
The history of Portland’s green spaces started with the Olmsted brothers’ regional landscape evaluation. They recommended an interconnected parks system where people could enjoy the serenity of the natural landscape to more dynamic urban greens.
2 PPS Project for Public Spaces http://www.pps.org/reference/roldenburg/
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Even though Olmsted’s plan was
not fully incorporated, their analysis was the first building block for what the Portland Park System is today. The design values for Portland are the following: the presence of sidewalks and street trees, pedestrian access to retail, civic buildings and parks, street network connectivity, utilization of alleys and home placements to enhance pedestrian environment, diversity of spaces and users, spaces that provide refuge to wildlife and/or native plants species, and access to transit. Additionally, small blocks, serene, dynamic and playful parks all within walking distance create dynamic social interactions. Portland’s design values are a good example for the development of Wells District to produce an energetic urban core.
I. History
Pearl District’s development continues to celebrate its history by preserving historical breweries buildings, repurposing buildings with modern themes, maintaining wall paintings marquee signs, water fountains, color schemes and building materials. History is present in the Pearl and these themes are a building block that creates a sense of place.
II. Greenspaces
A celebration of public realm such as Tanner Springs, South Park Blocks, Jamison Square and Director Square offers citizens places for contemplation, dynamic, and playful
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areas for all ages to enjoy. These public realms are active most times. Mixed-use, retail and services developments around Tanner Springs, Jamison Square and Director Square are evidence that proximity to greenspaces improves vivacious quality of life and tax revenue. Furthermore, an indication of how greenspaces are essential to real estate demands, private-public partnerships are integrating new parks into development programs. Hoyt Properties is a good example of a development close to a greenspace that improved real estate sales and land values. Another example is the $100,000 real estate value of Orenco Station’s townhouses built close to urban greens when compared to other townhouses without park frontage. 3 Different types of greenspaces should be integrated in Wells District development as a market tool for people looking for high quality of life in a denser enviroment.
3 Land Value Information was taken from Zillow during our visit to Orenco Station, OR. (Mobile Application) http://www.zillow.com
III. Connectivity Connectivity within Pearl district
and other neighborhoods makes the City of Portland a frontrunner in different modes of transportation within the United States. The presence of different modes of transportation in what Richard Florida calls Cascadia mega-region, testifies that efficient transportation connectivity is necessary for a city to spawn.
Government in this mega region understands that dynamic and prosperous cities must invest in sound infrastructure instead of one type of mode of transportation. Consequently, developers are investing in areas where different modes of transportation are present knowing that real estate consumers are looking for walkable interconnected neighborhoods. Wells District should strive to incorporate as many different modes of transportation in their District beyond a car oriented infrastructure. Bike connectivity within the village and neighborhoods is imperative.
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Difference modes of transportation connecting to the SunRail, Lynx Central Station, Downtown, and College Park should be prioritized in order for Wells District to become a desirable place to live, work, and play.
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Wells District Recommendations
I. History
As mentioned in our introduction, successful cities integrate historical values, such as preserving building facades, using vernacular architecture and building materials. The incorporation of the history of the area to celebrate its past is an important element as well.
One recommends that Creative Village should be call Wells District to honor Dr. William Monroe Wells, Orlando’s first Black physician, who came to the area in 1917. In 1926 a building permit was issued to Dr. Monroe Wells to begin construction of the Wells’ Built Hotel to provide lodging to African Americans during an era of segregation when accommodations were not available to them in other areas of Central Florida.4 Wells District should celebrate, preserve, maintain and reintroduce historical values to the site.
4 City of Orlando’s Path to Parramore http://www.cityoforlando.net/elected/parramore/history.htm
All existing buildings built before WWII should be preserved, repurposed, or intergrading modern development procedures while maintaining its original facades. Today the site has two historical buildings built in the early 1900’s, which are the Bob Carr Performing Art and the Orlando Recreational Center.
II. Greenspaces
Wells District should have a scenic, civic and urban park with many active and passive uses, all-interconnecting. For those entering to Wells District via State Road 50 will be able to contemplate the natural scenic beauty of the Lake Dot, introduce to civic park with an Interactive library serving as a terminating vista. Examples of scenic, civic and urban parks are Tanner Springs, South Park Blocks, and Director Square.
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All parks shall be accessible from
different entrances. A green gridded pathway or mews should connect to parks or urban in Wells District. Examples of these walkable pathways are located in the Pearl District and Portland State University. These walkable paths or mews should be also designed and incorporated where the storm water pipe easement is located.
III. Connectivity
Development of the old Amway Arena disconnected Orlando’s pre-World War II roadway grid. Because of this disconnection developers of Wells District should reintroduce the street grid network. Gridded thoroughfares and short blocks increase roadway connectivity, walkability and pedestrian orientation.
One recommends that Wells District’s urban blocks shall not be bigger than 300’ x 300’. Also by integrating the district to its surroundings would entice people to visit, walk and shop retails and restaurants in the urban core, and Lake Dot.
Walkable and bicycle connectivity
to Wells District from College Park, Downtown Orlando, and Lynx Central Station is imperative. Successful retail depends on road visibility and connectivity. Subscribes recommends State Road 50 pedestrian and bicycle crossing should be improved at the State Road 50 and Edgewater Drive intersection. To the east connecting to Lynx buses, SunRail station and downtown should be priority. Interstate 4 underpass on Livingston Avenue and
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Amelia Street shall be highly illuminated all times. Moreover, one recommends building a historical timeline pathway common used in the Cascadia mega-region. These visual interactive panels or art entices people to walk long separate walkways.
Bike lanes will be integrated to
Wells District and its surrounding neighborhoods and shall be striped as the City of Portland and other cities in the northwest have done. While this is not a City of Orlando’s common practice, the developer should create awareness and how these lanes integrate safety to bicyclists. New bike lanes and facilities will serve as a beacon of light in our region.
IV. Housing
Real estate analysis and demographics are projecting that most people would like to live in walkable, civic, greenspaces, where retail is integrated within ¼ to ½ mile walking distance. However, great attention to different housing choices should be giving to families with children, baby boomers and Gen Y. One believes that housing for families with children will activate retail and restaurant sales. Jamison Square is a good example of family oriented retail. Housing with more than two bedrooms should be part of the development agenda. Moreover, creating housing to active lifestyle “baby boomers” brings high-end retail to the area. This is necessary to provide integrated diverse economics in the District.
While affordable housing surrounds the district, the development should include affordable housing to the district. However, this affordable housing should not look different than other units. In order to generate affordable places, Wells District should integrate smaller apartments, efficient public transportation and develop
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affordable housing in the development program. A good example of affordable housing is the Loaves and Fishes Centers5, and the U.S. Department of Housing and Urban Development’s HOPE VI program6.
V. Retail
Wells District’s retail should incorporate retail based on economic levels of neighborhoods surrounding the district. A focus retail and service executive analysis should be conducted taking into consideration Parramore District, College Park, and Downtown Orlando’s demographics. One recommends that Wells district shall be divided in three retail and service areas.
The first area is located to the north of the district. In the Lake Dot, a natural reserve, should have retails and services in the mid to high-end prices. This area has the utmost opportunity for
5 Loaves and Fiches Center http://feedseniors.org 6 USA Department of Housing and Urban Development http://portal.hud.gov/hudportal/HUD?src=/program_offices/public_indian_housing/programs/ph/hope6/grants/fy10
different types of restaurants and services taking into consideration State Road 50 visibility. Interesting and renowned restaurants, specialty services, and road visibility will encourage people to visit the district.
Restaurants and Services such as Ravenous Pig, Prato, doggy daycare, professional hair salons, and small independent movie theater are a good fit for this area.
The second area is the inner urban plaza. Retail in this area should have anchor stores such as a neighborhood grocery store or convenience store. Good examples for this type of services are Wal-Mart Neighborhood Center or CVS Pharmacy. Moreover, the area should have retail and restaurants catering to families. Restaurants and services such as ice cream shop, Panera, Five Guys, pizzerias, hair and nail salon are a good fit in this area.
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The third area located closer to
the UCF School of Film and Media. In this area restaurants should be affordable chain restaurants such as McCafe, Taco Bell Subway and Einstein and Bros Bagels.
Wells District
Rollins College Jose Carlos Ayala
Heather Tribou August 8, 2012
A Creative Village
Introduction- Location Map
Introduction History Connection Greenspace Business
Introduction- Families want to move to the city
Portland Inspiration
Introduction History Connection Greenspace Business
Introduction- Neighborhood and Demographics
Neighborhoods and Demographics
Paramore District Demographic Employment Housing Type Household Type Income Educa9on Household Annual Income City Commons Services Mul9-‐Unit Rentals Single Parent/ Families/ Single Low No High School Diploma / High School Graduate $43,717
College Park Demographic Employment Housing Type Household Type Income Educa9on Household Annual Income Metropolitans Proffecinal/ Mgmt. Mul9-‐Unit Single/ Shared Middle Some College $70,536
Single Family Bachelor Degree Graduate Degree
Downtown Orlando Demographic Employment Housing Type Household Type Income Educa9on Household Annual Income Metropolitans Proffecinal/ Mgmt. Mul9-‐Unit Single/ Shared Middle Some College $60,127
Single Family Bachelor Degree Graduate Degree
Pearl District Demographic Employment Housing Type Household Type Income Educa9on Household Annual Income Metro Renters Proffecinal/ Mgmt. Mul9-‐Unit Rentals Single/ Shared Middle Bachelor Degree $47,956
Graduate Degree
Introduction History Connection Greenspace Business
Introduction- Schools
Public Schools Orange Center Elementary
Grades: 2011- C 2010- C
Howard Middle School
Grades: 2011- B 2010- A
Jones High School
Grades: 2011- C 2010- B
Charter Magnet and Private Schools Princeton and Hillcrest Magnet
K-5
Orlando Junior Academy Private
K-8
Westminster Academy Charter
K-12
Introduction History Connection Greenspace Business
History- Repurpose Historical Buildings
Portland Inspiration
Introduction History Connection Greenspace Business
History- Buildings with Historical Value
Municipal Auditorium aka Bob Carr 1926
Before Now
Introduction History Connection Greenspace Business
History- Buildings with Historical Value
Orlando Armory aka Orlando Downtown Recreational Complex 1938
Introduction History Connection Greenspace Business
History- Style and material can be mimicked for continuity
Wells Built Museum of African American History and Culture
Introduction History Connection Greenspace Business
History- Style and material can be mimicked for continuity
Wells Built Museum of African American History and Culture
Introduction History Connection Greenspace Business
History- Need for a large gathering space
Annual Juneteenth Festival- Celebration of the End of Slavery
Introduction History Connection Greenspace Business
Connection- Short Connected Street Network
Portland Inspiration 250’ typical blocks
Introduction History Connection Greenspace Business
Connection- Short Connected Street Network
Connectivity Short blocks Bikeway connections Pedestrian linkages
Introduction History Connection Greenspace Business
Connection- Pedestrian Linkages to Lynx
I4 Underpass Gallery Lit Panels Parramore History Speakers with Storytellers Remove diagonal Reduce transitional space
Introduction History Connection Greenspace Business
Connection- Strong Bikeway Connection to proposed facilities
A- Dedicated Bike Lanes Bikeway connections
Dinky Lane Livingston
Green streets Sidewalks
Introduction History Connection Greenspace Business
Connection- Narrow ROW along parks
B- One way along parks On street Parking Green streets Sidewalks
Introduction History Connection Greenspace Business
Connection- Narrow Roads to reduce pedestrian crossing distance
C- Typical Roadway On street Parking Green streets Sidewalks
Introduction History Connection Greenspace Business
Connection- Increased Bike Facilities promote bicycle culture
Bikeways On street Parking Painted lanes Signage
Introduction History Connection Greenspace Business
Connection- Green streets help environment and reduce costs
Green streets* Reduces pipe costs Provides greenspace Reduces impervious surfaces *Portland Green Street Program
Introduction History Connection Greenspace Business
Green space- Social Education and Storm water
Portland Inspiration- Big ideas
Orenco Station- Overall Layout Large green space connection Classical elements -knowledge
Pearl District- Connecting theme Storm water collection Representation of stream bed
Connection Business Introduction History Greenspace
Green space- Social Education and Stormwater
Large Greenspace Connection
Connect Site N/S and E/W Central Elements
Knowledge & Scenic
Transition Natural to Formal Stream bed/ Storm water system
Interpretation of Water
Connection Business Introduction History Greenspace
Green space- Social Education and Storm water
Connection Business Introduction History Greenspace
Green space- Native system with sculpture garden
Lake Dot
Rock stairs to engage lake
Bring people onto lake
Modern sculpture gives refined feel
Connection Business Introduction History Greenspace
Green space- Park system with a diversity of spaces
Portland Inspiration
Jamison Square families neighborhood feel ice cream/ restaurants children clothing residential
Tanner springs retired relaxed calm feel wine/ coffee bar bakery residential
Director’s Park business/ mixed lively feel quick service retail hotel
Connection Business Introduction History Greenspace
Green space- Connected Green system with a diversity of spaces
Jamison Square
Tanner Springs
Director’s Park
Pearl District Neighborhood Greens
Green Streets
Connection Business Introduction History Greenspace
Green space- Naturalistic and refined
Lake Edge Park (Tanner Springs)
Density offset by landscape
Walled green with central “riverbed’ feature
More controlled natural materials
Connection Business Introduction History Greenspace
Green space- Playful and Representative of nature
Playful Park (Jamison Square)
Midrise set closer to street
Walled “steambed“ with fountain terminus
Seating and plant material represent landscape
Connection Business Introduction History Greenspace
Green space- Artistic and Clean
Creative Park (Directors Park)
Student housing
Rain wall Landscape is sculptural and seating is movalbe
Connection Business Introduction History Greenspace
Green space- Playful and Representative
Wells Walk (Pearl district neighborhood parks)
Linear Pathway abuts residential
Rocked curvilinear “steambed“ within natural landscape
Connection Business Introduction History Greenspace
Retail and Services- Three retail areas within the district
High End Retail and Restaurants Restaurants and services such as
• Ravenous Pig • Prato • Eola Wine & Co. • Doggy daycare • Professional hair salon • Small independent movie theater
Target Audience • Baby Boomers • Execu9ve / Management/
Professional • Gay Community
Greenspace Connection Introduction History Business
Retail and Services Three retail areas within the District
Mid – Retail and Restaurants
An anchor store such as • CVS Pharmacy • Trader Joes Restaurants and services such as • Ice cream shop • Panera • Five Guys • Hair & Nail Salon
Target Audience • Professional • Families w/ Children • Gen X and Y
Greenspace Connection Introduction History Business
Retail and Services- Three retail areas within the district
Low Retail and Chain Restaurants
Restaurants and services such as • McCafe • Qdoba Mexican Grill • Veggie Grill
Target Audience • Students • Gen X and Y • Families w/ Children
Greenspace Connection Introduction History Business
Questions?
Rollins College Jose Carlos Ayala
Heather Tribou August 8, 2012