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