This study analyzed 193 properties along a one-mile portion of Fairbanks Avenue in Winter Park, Florida to develop redevelopment strategies. The area contains a mix of commercial, office, and industrial uses with low building intensity and value. Redeveloping just five properties could increase taxable value by $8 million. Increasing intensity along the corridor to 0.6 could boost building value by $40 million. Annexing nearby unincorporated land could provide an additional $4-20 million in value. The recommendations aim to transform Fairbanks Avenue into an attractive mixed-use gateway for Winter Park.

1. S313Amy Bradbury, Masters of Science Urban and Regional Planning
Emily Hanna, Masters of Science Urban and Regional Planning
University of Central Florida
Single Owners
Current Use
Study Area
The study area includes 193 properties along a one-mile portion of Fairbanks
Avenue. Within the area are three different jurisdictions, the City of Winter
Park, the City of Orlando, and unincorporated Orange County. Parcels within
the City of Orlando were not included, but unincorporated properties were of
interest because of their potential to be annexed into the City of Winter Park
and subject to new public investment. This segment of Fairbanks Avenue is
bounded to the west by Interstate 4, a major regional highway, and to the east
by 17-92, a prominent local arterial roadway.
Findings
 Work with property owners of multiple parcels
 Targeting a smaller group of properties will make
redevelopment projects act as catalysts for redevelopment
along the entire corridor.
 Redeveloping parcels and increasing intensity will increase
taxable value, therefore increase taxes received by the City.
 Redeveloping properties owned by 5 different people could
increase the taxable improvement value by over $8 million
 Increasing the intensity along Fairbanks Avenue to .6 could
increase the taxable building value by almost $40 million
 Annexation of unincorporated properties to the south of the
corridor
 Annexing the properties south of Fairbanks Avenue into the
City of Winter Park could gain the City $4 million worth of
taxable building value outright.
 With rezoning and redevelopment efforts, taxable value could
increase to over $20 million
 Establish a Main Street organization with a clear, unified vision
Building SQFT Building Value
Existing Conditions
Methods
 Definition of study area and identification of parcels
 Jurisdiction
 Zoning
 Future Land use
 Collect Property Appraiser data to analyze:
 Property use (determined by DOR Code)
 Property ownership
 Age of structures
 Building value: Just value subtracted by the land value
(also known as improvement value)
 Land value
 Intensity: building size in square footage divided by
parcel size in square footage
 Utilization: Just value subtracted by the land value
divided by the just value
 Visually depict data on maps
 Analyze data and maps
 Review and implement revitalization strategies
Zoning
Building Value Intensity
Abstract
Winter Park, Florida, is a small
municipality celebrated for its culture,
parks, historic centers, and Main
Street. Yet, many of the city’s visitors
arrive via the Fairbanks Avenue
gateway which lacks similar charm.
Due to the its position as a
entranceway, properties along the
corridor retain a high land value but
suffer from underutilization, structural
age, and inappropriate use,
creating a blighted, auto-centric
corridor.
Fairbanks Avenue has been targeted
by the City of Winter Park for
revitalization as it boasts significant
potential for public and private
investment. This analysis took an
in-depth look at the relationship
between property value, land use,
and property ownership to develop
context-sensitive, holistic corridor
redevelopment strategies.
Acknowledgements
City of Winter Park, Florida
Owen Beitsch, PhD, FAICP, CRE
Interstate
4
Potential of Fairbanks Avenue
 City of Winter Park deserves proper gateway, Fairbanks Avenue
shows strong potential
 Promote a walkable, pleasant experience with new
streetscaping and business facades
 Creation of a mixed-use corridor though removal of industrial
warehousing sites, increasing retail and restaurant options,
supporting multifamily developments
StateRoad17-92
Fairbanks Avenue
Key Points
Left: Area is auto-centric by design
with wide intersections, wide right of
ways, no shade, and no buffers be-
tween the sidewalk and roadway.
Right: Aging structures along the
corridor are have surface parking
fronting the roadway and lack land-
scaping.
Zoning: Most of the parcels are zoned
as commercial, though there is a mix
of office and some industrial zoned
parcels within the study area.
Current Use: A mix of uses that do
not compliment each other.
Building Value: Building value along
Fairbanks Avenue is low.
Intensity: Intensity within the subject
area is low. The Land Development
Code within the City of Winter Park
allows for a higher intensity for general
office and commercial (.5) and even
higher (.6) for mixed use.
Increase SQFT
701,055
1,188,440
1,477,028
Existing Conditions Increase FAR to .45 Increase FAR to .60
Increase Taxable Value
$17,690,373
$24,184,722
$29,477,218
$0
$36,569,134
$49,152,683
$0
$57,841,346
$73,798,404
Existing
Conditions
Increase FAR to
.45
Increase FAR to
.60
Baseline
Moderate
Improved
Photo Courtesy of Edmonton, CA. Retrieved from: http://www.edmonton.ca/city_government/projects_redevelopment/stony-plain-road-urban-design.aspx
Fairbanks Avenue
Interstate
4
StateRoad17-92
Fairbanks Avenue
Interstate
4
StateRoad17-92
Fairbanks Avenue
Interstate
4
StateRoad17-92
Fairbanks Avenue
Interstate
4
StateRoad17-92