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

1. Wells
District
A Creative Village
Jose
C.
Ayala
&
Heather
Tribou

2. 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
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, and
with Ustler Development Inc. to Thorthon Park are becoming popular
transform the old Amway Arena into a among all demographics. Consequently,
new development named Creative there is a market for imaginative
Village. The city hopes that with the help destinations, where people can enjoy a
of Uslter Development Inc. the area will vibrant ambience with a high walkable
be transformed to create urban places quality of life.
designed at human scale with the A place such as Portland, Oregon
integration of different modes of provides one with a sense of what could
transportation within its context. The be successful in Wells District aka
proposal for Creative Village focuses on Creative Village . One must recognize
creating a true “live, learn, work, and that each city has its own history,
play” urban destination through a character, behavior, economics and
development plan that supports a governmental procedures. Furthermore,
synergistic and dynamic mix of uses the subscribers of this report would like
including office/creative studios, higher to introduce another perspectives from
education, K-12 education, mixed- the Cascadian mega region as part of
income residential, retail/commercial, the evaluation and recommendation for
and hotel.1 Wells District.
In the past years, the City of
Orlando has experienced an increase of Precedents
innovative private business models to The history of Portland’s green
develop within its limits. Some of these spaces started with the Olmsted
are cultural, artistic and musical places brothers’ regional landscape evaluation.
for social gatherings. These new They recommended an interconnected
creative 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 was
not fully incorporated, their analysis was I. History
the first building block for what the Pearl District’s development
Portland Park System is today. The continues to celebrate its history by
design values for Portland are the preserving historical breweries
following: the presence of sidewalks and buildings, repurposing buildings
street trees, pedestrian access to retail, with modern themes, maintaining wall
civic buildings and parks, street network paintings marquee signs, water
connectivity, utilization of alleys and fountains, color schemes and building
home placements to enhance materials. History is present in the Pearl
pedestrian environment, diversity of and these themes are a building block
spaces and users, spaces that provide that creates a sense of place.
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.
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. Connectivity
realms are active most times. Mixed- Connectivity within Pearl district
use, retail and services developments and other neighborhoods makes the
around Tanner Springs, Jamison City of Portland a frontrunner in different
Square and Director Square are modes of transportation within the
evidence that proximity to greenspaces United States. The presence of different
improves vivacious quality of life and tax modes of transportation in what Richard
revenue. Furthermore, an indication of Florida calls Cascadia mega-region,
how greenspaces are essential to real testifies that efficient transportation
estate demands, private-public connectivity is necessary for a city to
partnerships are integrating new parks spawn.
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
Government in this mega region
development as a market tool for people
understands that dynamic and
looking for high quality of life in a denser
prosperous cities must invest in sound
enviroment.
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 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.
6

7. Wells District All existing buildings built before
Recommendations 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 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. II. Greenspaces
One recommends that Creative Wells District should have a
Village should be call Wells District to scenic, civic and urban park with many
honor Dr. William Monroe Wells, active and passive uses, all-
Orlando’s first Black physician, who interconnecting. For those entering to
came to the area in 1917. In 1926 a Wells District via State Road 50 will be
building permit was issued to Dr. able to contemplate the natural scenic
Monroe Wells to begin construction of beauty of the Lake Dot, introduce to
the Wells’ Built Hotel to provide lodging civic park with an Interactive library
to African Americans during an era of serving as a terminating vista. Examples
segregation when accommodations of scenic, civic and urban parks are
were not available to them in other Tanner Springs, South Park Blocks, and
areas of Central Florida.4 Wells District Director Square.
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
7

8. All parks shall be accessible from One recommends that Wells District’s
different entrances. A green gridded urban blocks shall not be bigger than
pathway or mews should connect to 300’ x 300’. Also by integrating the
parks or urban in Wells District. district to its surroundings would entice
Examples of these walkable pathways people to visit, walk and shop retails and
are located in the Pearl District and restaurants in the urban core, and Lake
Portland State University. These Dot.
walkable paths or mews should be also
designed and incorporated where the
storm water pipe easement is located.
Walkable and bicycle connectivity
to Wells District from College Park,
Downtown Orlando, and Lynx Central
III. Connectivity Station is imperative. Successful retail
Development of the old Amway depends on road visibility and
Arena disconnected Orlando’s pre- connectivity. Subscribes recommends
World War II roadway grid. Because of State Road 50 pedestrian and bicycle
this disconnection developers of Wells crossing should be improved at the
District should reintroduce the street grid State Road 50 and Edgewater Drive
network. Gridded thoroughfares and intersection. To the east connecting to
short blocks increase roadway Lynx buses, SunRail station and
connectivity, walkability and pedestrian downtown should be priority. Interstate
orientation. 4 underpass on Livingston Avenue and
8

9. 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.
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 be
Wells District and its surrounding giving to families with children, baby
neighborhoods and shall be striped as boomers and Gen Y. One believes that
the City of Portland and other cities in housing for families with children will
the northwest have done. While this is activate retail and restaurant sales.
not a City of Orlando’s common Jamison Square is a good example of
practice, the developer should create family oriented retail. Housing with
awareness and how these lanes more than two bedrooms should be part
integrate safety to bicyclists. New bike of the development agenda. Moreover,
lanes and facilities will serve as a creating housing to active lifestyle “baby
beacon 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 and
program. A good example of affordable services taking into consideration State
housing is the Loaves and Fishes Road 50 visibility. Interesting and
Centers 5 , and the U.S. Department of renowned restaurants, specialty
Housing and Urban Development’s services, and road visibility will
HOPE 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 should
incorporate retail based on economic
levels of neighborhoods surrounding the
district. A focus retail and service
The second area is the inner urban
executive analysis should be conducted
plaza. Retail in this area should have
taking into consideration Parramore
anchor stores such as a neighborhood
District, College Park, and Downtown
grocery store or convenience store.
Orlando’s demographics.
Good examples for this type of services
One recommends that Wells district
are Wal-Mart Neighborhood Center or
shall be divided in three retail and
CVS Pharmacy. Moreover, the area
service areas.
should have retail and restaurants
The first area is located to the
catering to families. Restaurants and
north 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 and
services 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=/prog
ram_offices/public_indian_housing/programs/ph
/hope6/grants/fy10
10

11. 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.
11

12. Wells District
A Creative Village
Rollins College
Jose Carlos Ayala
Heather Tribou
August 8, 2012

13. Introduction History Connection Greenspace Business
Introduction- Location

14. Introduction History Connection Greenspace Business
Portland Inspiration
Introduction- Families want to move to the city

15. Introduction History Connection Greenspace Business
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- 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-12
Introduction- Schools

17. Introduction History Connection Greenspace Business
Portland Inspiration
History- 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 1938
History- Buildings with Historical Value

20. Introduction Connection Greenspace Business
History
Wells Built Museum of African American History and Culture
History- Style and material can be mimicked for continuity

21. Introduction Connection Greenspace Business
History
Wells Built Museum of African American History and Culture
History- Style and material can be mimicked for continuity

22. Introduction Connection Greenspace Business
History
Annual Juneteenth Festival- Celebration of the End of Slavery
History- 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 bed
Green 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 & Scenic
Green 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 lake
Green 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 hotel
Green 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 Park
Green 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
materials
Density offset by landscape
Green space- Naturalistic and refined

38. Introduction History Connection Greenspace Business
Playful Park (Jamison Square)
Walled “steambed“ with Seating and plant material
Midrise set closer to street fountain terminus represent landscape
Green 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 movalbe
Green 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 landscape
Green space- Playful and Representative

41. Introduction History Connection Greenspace Business
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
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