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Wells district final project

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Development program and design proposal for Wells District aka City of Orlando's Creative Village.

Development program and design proposal for Wells District aka City of Orlando's Creative Village.


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  • 1. WellsDistrictA Creative VillageJose  C.  Ayala  &  Heather  Tribou        
  • 2. Contents:Introduction………………….3Precedents…………………...3-4I. History………………….4II. Greenspaces………….4III. Connectivity…………..5-6Wells DistrictRecommendations………….7I. History……………...….7II. Greenspaces………....7-8III. Connections……….....8-9IV. Housing…………….....9-10V. Retail…………………..10-11AppendixPower Point PresentationThis report was produced as part ofRollins College, Masters of Planningand Civic Urbanism program. Thoughtfulinsight and guidance was provided byProfessor Dr. Bruce Stephenson duringthe course of the Metro Greenspaces:Orlando & Portland class.José Carlos Ayala,CNU-AHeather Tribou   2  
  • 3. 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,Introduction Ivanhoe Village, Mills 50, College Park, The City of Orlando partnered South Downtown, Audoban Park, andwith Ustler Development Inc. to Thorthon Park are becoming populartransform the old Amway Arena into a among all demographics. Consequently,new development named Creative there is a market for imaginativeVillage. The city hopes that with the help destinations, where people can enjoy aof Uslter Development Inc. the area will vibrant ambience with a high walkablebe transformed to create urban places quality of life.designed at human scale with the A place such as Portland, Oregonintegration of different modes of provides one with a sense of what couldtransportation within its context. The be successful in Wells District akaproposal for Creative Village focuses on Creative Village . One must recognizecreating a true “live, learn, work, and that each city has its own history,play” urban destination through a character, behavior, economics anddevelopment plan that supports a governmental procedures. Furthermore,synergistic and dynamic mix of uses the subscribers of this report would likeincluding office/creative studios, higher to introduce another perspectives fromeducation, K-12 education, mixed- the Cascadian mega region as part ofincome residential, retail/commercial, the evaluation and recommendation forand hotel.1 Wells District. In the past years, the City ofOrlando has experienced an increase of Precedentsinnovative private business models to The history of Portland’s greendevelop within its limits. Some of these spaces started with the Olmstedare cultural, artistic and musical places brothers’ regional landscape evaluation.for social gatherings. These new They recommended an interconnectedcreative places are what Mr. Ray parks system where people could enjoy the serenity of the natural landscape to                                                                                                                 more dynamic urban greens.1  Creative  Village  Web  Site  http://www.creativevillagedevelopment.com  2  PPS  Project  for  Public  Spaces                                                                                                                   2  PPS  Project  for  Public  Spaces  http://www.pps.org/reference/roldenburg/  3  Land  Value  Information  was  taken  from  Zillow   http://www.pps.org/reference/roldenburg/     3  
  • 4. Even though Olmsted’s plan wasnot fully incorporated, their analysis was I. Historythe first building block for what the Pearl District’s developmentPortland Park System is today. The continues to celebrate its history bydesign values for Portland are the preserving historical breweriesfollowing: the presence of sidewalks and buildings, repurposing buildingsstreet trees, pedestrian access to retail, with modern themes, maintaining wallcivic buildings and parks, street network paintings marquee signs, waterconnectivity, utilization of alleys and fountains, color schemes and buildinghome placements to enhance materials. History is present in the Pearlpedestrian environment, diversity of and these themes are a building blockspaces and users, spaces that provide that creates a sense of place.refuge to wildlife and/or native plantsspecies, and access to transit.Additionally, small blocks, serene,dynamic and playful parks all withinwalking distance create dynamic socialinteractions. Portland’s design valuesare a good example for the developmentof Wells District to produce an energeticurban core. 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   4  
  • 5. areas for all ages to enjoy. These public III. Connectivityrealms are active most times. Mixed- Connectivity within Pearl districtuse, retail and services developments and other neighborhoods makes thearound Tanner Springs, Jamison City of Portland a frontrunner in differentSquare and Director Square are modes of transportation within theevidence that proximity to greenspaces United States. The presence of differentimproves vivacious quality of life and tax modes of transportation in what Richardrevenue. Furthermore, an indication of Florida calls Cascadia mega-region,how greenspaces are essential to real testifies that efficient transportationestate demands, private-public connectivity is necessary for a city topartnerships are integrating new parks spawn.into development programs. HoytProperties is a good example of adevelopment close to a greenspace thatimproved real estate sales and landvalues. Another example is the$100,000 real estate value of OrencoStation’s townhouses built close tourban greens when compared to othertownhouses without park frontage. 3Different types of greenspaces shouldbe integrated in Wells District Government in this mega regiondevelopment as a market tool for people understands that dynamic andlooking for high quality of life in a denser prosperous cities must invest in soundenviroment. 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.                                                                                                                3  Land  Value  Information  was  taken  from  Zillow  during  our  visit  to  Orenco  Station,  OR.    (Mobile  Application)  http://www.zillow.com     5  
  • 6. Difference modes of transportationconnecting to the SunRail, Lynx CentralStation, Downtown, and College Parkshould be prioritized in order for WellsDistrict to become a desirable place tolive, work, and play.   6  
  • 7. Wells District All existing buildings built beforeRecommendations 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.I. History As mentioned in our introduction,successful cities integrate historicalvalues, such as preserving buildingfacades, using vernacular architectureand building materials. Theincorporation of the history of the area tocelebrate its past is an importantelement as well. II. Greenspaces One recommends that Creative Wells District should have aVillage should be call Wells District to scenic, civic and urban park with manyhonor Dr. William Monroe Wells, active and passive uses, all-Orlando’s first Black physician, who interconnecting. For those entering tocame to the area in 1917. In 1926 a Wells District via State Road 50 will bebuilding permit was issued to Dr. able to contemplate the natural scenicMonroe Wells to begin construction of beauty of the Lake Dot, introduce tothe Wells’ Built Hotel to provide lodging civic park with an Interactive libraryto African Americans during an era of serving as a terminating vista. Examplessegregation when accommodations of scenic, civic and urban parks arewere not available to them in other Tanner Springs, South Park Blocks, andareas of Central Florida.4 Wells District Director Square.should celebrate, preserve, maintainand reintroduce historical values to thesite.                                                                                                                4  City  of  Orlando’s  Path  to  Parramore  http://www.cityoforlando.net/elected/parramore/history.htm     7  
  • 8. All parks shall be accessible from One recommends that Wells District’sdifferent entrances. A green gridded urban blocks shall not be bigger thanpathway or mews should connect to 300’ x 300’. Also by integrating theparks or urban in Wells District. district to its surroundings would enticeExamples of these walkable pathways people to visit, walk and shop retails andare located in the Pearl District and restaurants in the urban core, and LakePortland State University. These Dot.walkable paths or mews should be alsodesigned and incorporated where thestorm water pipe easement is located. Walkable and bicycle connectivity to Wells District from College Park, Downtown Orlando, and Lynx CentralIII. Connectivity Station is imperative. Successful retail Development of the old Amway depends on road visibility andArena disconnected Orlando’s pre- connectivity. Subscribes recommendsWorld War II roadway grid. Because of State Road 50 pedestrian and bicyclethis disconnection developers of Wells crossing should be improved at theDistrict should reintroduce the street grid State Road 50 and Edgewater Drivenetwork. Gridded thoroughfares and intersection. To the east connecting toshort blocks increase roadway Lynx buses, SunRail station andconnectivity, walkability and pedestrian downtown should be priority. Interstateorientation. 4 underpass on Livingston Avenue and   8  
  • 9. Amelia Street shall be highly illuminatedall times. Moreover, one recommendsbuilding a historical timeline pathwaycommon used in the Cascadia mega-region. These visual interactive panelsor art entices people to walk longseparate walkways. 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 Bike lanes will be integrated to different housing choices should beWells District and its surrounding giving to families with children, babyneighborhoods and shall be striped as boomers and Gen Y. One believes thatthe City of Portland and other cities in housing for families with children willthe northwest have done. While this is activate retail and restaurant sales.not a City of Orlando’s common Jamison Square is a good example ofpractice, the developer should create family oriented retail. Housing withawareness and how these lanes more than two bedrooms should be partintegrate safety to bicyclists. New bike of the development agenda. Moreover,lanes and facilities will serve as a creating housing to active lifestyle “babybeacon of light in our region. 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   9  
  • 10. affordable housing in the development different types of restaurants andprogram. A good example of affordable services taking into consideration Statehousing is the Loaves and Fishes Road 50 visibility. Interesting andCenters 5 , and the U.S. Department of renowned restaurants, specialtyHousing and Urban Development’s services, and road visibility willHOPE VI program6. 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.V. Retail Wells District’s retail shouldincorporate retail based on economiclevels of neighborhoods surrounding thedistrict. A focus retail and service The second area is the inner urbanexecutive analysis should be conducted plaza. Retail in this area should havetaking into consideration Parramore anchor stores such as a neighborhoodDistrict, College Park, and Downtown grocery store or convenience store.Orlando’s demographics. Good examples for this type of servicesOne recommends that Wells district are Wal-Mart Neighborhood Center orshall be divided in three retail and CVS Pharmacy. Moreover, the areaservice areas. should have retail and restaurants The first area is located to the catering to families. Restaurants andnorth of the district. In the Lake Dot, a services such as ice cream shop,natural reserve, should have retails and Panera, Five Guys, pizzerias, hair andservices in the mid to high-end prices. nail salon are a good fit in this area.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     10  
  • 11. The third area located closer tothe UCF School of Film and Media. Inthis area restaurants should beaffordable chain restaurants such asMcCafe, Taco Bell Subway and Einsteinand Bros Bagels.   11  
  • 12. Wells District A Creative Village Rollins College Jose Carlos Ayala Heather Tribou August 8, 2012
  • 13. Introduction History Connection Greenspace BusinessIntroduction- Location
  • 14. Introduction History Connection Greenspace Business Portland InspirationIntroduction- Families want to move to the city
  • 15. Introduction History Connection Greenspace Business Neighborhoods and DemographicsParamore  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- Neighborhood and Demographics
  • 16. Introduction History Connection Greenspace Business Public Schools Charter Magnet and Private Schools Orange Center Elementary Princeton and Hillcrest Magnet Grades: 2011- C K-5 2010- C Howard Middle School Grades: 2011- B Orlando Junior Academy Private 2010- A K-8 Jones High School Grades: 2011- C Westminster Academy Charter 2010- B K-12Introduction- Schools
  • 17. Introduction History Connection Greenspace Business Portland InspirationHistory- Repurpose Historical Buildings
  • 18. Introduction Connection Greenspace Business History Municipal Auditorium aka Bob Carr 1926 Before   Now  History- Buildings with Historical Value
  • 19. Introduction Connection Greenspace Business History Orlando Armory aka Orlando Downtown Recreational Complex 1938History- Buildings with Historical Value
  • 20. Introduction Connection Greenspace Business History Wells Built Museum of African American History and CultureHistory- Style and material can be mimicked for continuity
  • 21. Introduction Connection Greenspace Business History Wells Built Museum of African American History and CultureHistory- Style and material can be mimicked for continuity
  • 22. Introduction Connection Greenspace Business History Annual Juneteenth Festival- Celebration of the End of SlaveryHistory- Need for a large gathering space
  • 23. Introduction History Connection Greenspace Business Portland Inspiration 250’ typical blocks  Connection- Short Connected Street Network
  • 24. Introduction History Connection Greenspace Business Connectivity Short blocks Bikeway connections Pedestrian linkages  Connection- Short Connected Street Network
  • 25. Introduction History Connection Greenspace Business I4 Underpass Gallery Lit Panels Parramore History Speakers with Storytellers Remove diagonal Reduce transitional space  Connection- Pedestrian Linkages to Lynx
  • 26. Introduction History Connection Greenspace Business A- Dedicated Bike Lanes Bikeway connections Dinky Lane Livingston Green streets Sidewalks  Connection- Strong Bikeway Connection to proposed facilities
  • 27. Introduction History Connection Greenspace Business B- One way along parks On street Parking Green streets Sidewalks  Connection- Narrow ROW along parks
  • 28. Introduction History Connection Greenspace Business C- Typical Roadway On street Parking Green streets Sidewalks  Connection- Narrow Roads to reduce pedestrian crossing distance
  • 29. Introduction History Connection Greenspace Business Bikeways On street Parking Painted lanes Signage  Connection- Increased Bike Facilities promote bicycle culture
  • 30. Introduction History Connection Greenspace Business Green streets* Reduces pipe costs Provides greenspace Reduces impervious surfaces *Portland  Green  Street  Program  Connection- Green streets help environment and reduce costs
  • 31. Introduction History Connection Greenspace Business Portland Inspiration- Big ideas Orenco Station- Overall Layout Pearl District- Connecting theme   Large green space connection Storm water collection Classical elements -knowledge Representation of stream bedGreen space- Social Education and Storm water
  • 32. Introduction History Connection Greenspace Business Large Greenspace Connection Interpretation of Water Connect Site N/S and E/W Transition Natural to Formal   Central Elements Stream bed/ Storm water system Knowledge & ScenicGreen space- Social Education and Stormwater
  • 33. Introduction History Connection Greenspace Business  Green space- Social Education and Storm water
  • 34. Introduction History Connection Greenspace Business Lake Dot Modern sculpture gives refined feel Rock stairs to engage lake Bring people onto lakeGreen space- Native system with sculpture garden
  • 35. Introduction History Connection Greenspace Business Portland Inspiration Tanner springs Jamison Square Director’s Park   retired families business/ mixed relaxed calm feel neighborhood feel lively feel wine/ coffee bar ice cream/ restaurants quick service bakery children clothing retail residential residential hotelGreen space- Park system with a diversity of spaces
  • 36. Introduction History Connection Greenspace Business Green Streets Tanner Springs Jamison Square Pearl District Neighborhood Greens Director’s ParkGreen space- Connected Green system with a diversity of spaces
  • 37. Introduction History Connection Greenspace Business Lake Edge Park (Tanner Springs) Walled green with central “riverbed’ feature More controlled natural materialsDensity offset by landscapeGreen space- Naturalistic and refined
  • 38. Introduction History Connection Greenspace Business Playful Park (Jamison Square) Walled “steambed“ with Seating and plant materialMidrise set closer to street fountain terminus represent landscapeGreen space- Playful and Representative of nature
  • 39. Introduction History Connection Greenspace Business Creative Park (Directors Park)Student housing Rain wall Landscape is sculptural and seating is movalbeGreen space- Artistic and Clean
  • 40. Introduction History Connection Greenspace Business Wells Walk (Pearl district neighborhood parks) Linear Pathway abuts residential Rocked curvilinear “steambed“ within natural landscapeGreen space- Playful and Representative
  • 41. Introduction History Connection Greenspace Business High End Retail and RestaurantsRestaurants  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  Retail and Services- Three retail areas within the district
  • 42. Introduction History Connection Greenspace Business 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  Retail and Services Three retail areas within the District
  • 43. Introduction History Connection Greenspace Business 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    Retail and Services- Three retail areas within the district
  • 44. Questions? Rollins College Jose Carlos Ayala Heather Tribou August 8, 2012