The URL can be used to link to this page

Home My WebLink About2004 02 04 Other 11:00 AM - 11:15 AM 11:15 AM - 1:00 PM 1:00 PM-2:30 PM SUGGESTED MEETING OUTLINE INWROVEMENTSUPDATE TOWN CENTER ISSUES TOWN CENTER WALK INTRODUCTION Neo- Traditional Town Centers are developments that are designed to create an integrated 24-hour live, work, shop, and play pedestrian friendly environment. These integrated environments of around the clock activity can only be accomplished through adherence to well established and proven neo-traditional design standards and concepts. For the Winter Springs Town Center to be successful it must accomplish the following strategies. 1. Adherence to established and proven principles of neo-traditional design standards and concepts. 2. Creation of housing (rooftop) within the town Center to generate a population of people to support the commercial core. Our goal is 5,000 people within walking distance to the Town Center District. 3. Creation of a superior physical environment capable of moving the commercial center of gravity from Red Bug Road to the Town Center. Many compromises to established neo-traditional design standards and principles have occurred in the first phase of the J.D.C. development that has unfortunately strained -relationship-between-J.IJ,G.-and-the-city..--. --- --, However, much as been accomplished and the future is limited only by our vision and resolve to do better. In consideration of these realities it is essential that a renewed partnership be formed between the city and J.D.C. that include two essential commitments as follows: 1. A full commitment of adherence to established and proven principles of neo- traditional design standards and concepts in all new developments, and 2. A full commitment to undertaking feasible strategies to mitigate compromises made in the already constructed environment. The recommendations contained in this report have been developed to accomplish this new partnership. They are by no means an all inclusive list, and hopefully would start a dialogue that would generate additional ideas. TOWN CENTER ANCHORS ISSUES Successful town centers need five anchors to be successful as follows: 1. A population base within the town center capable of supporting the retail core. 2. A major retail anchor. 3. Good restaurants with plenty of outdoor dining area. 4. A major office building and/or governmental establishment to create day time pedestrian traffic. 5. An entertainment anchor i.e. movie theatre. We will create the population base. Publix satisfies our need for a retail anchor. Restaurants with outdoor dining are coming. There is growing interest from movie theatre providers. However, we do not see a major office building on the horizon. Nor do we have sufficient governmental establishments to generate adequate day time traffic. SOLUTION The Seminole County Library Master Plan indicates the need for a 35,000 square foot library in Winter Springs. A library of this size would fill the gap for day time pedestrian traffic. Additionally, a satellite college or university site would add greatly to day time pedestrian traffic. Relatedly the two following strategies are recommended. 1. That the city vigorously pursue construction of the museum in the Town Center. 2. That the city vigorously pursues the location of a satellite university, college, or junior college facility in the Town Center. ) I! Ii 'te Library 51 1....,:- 't.'::~ :i#._ ~~1t... "I .Mi" ...~.~ ~ f "" ...." ~":...-,,, ':'., - -- '" - ... ,;' ,. "V .lllj~ k~ \ \.>-\ i-:. {-" '.. 'I" ~. )' t. " " .,'~_.~~~::.;;;:.:';~o;,~~~~:, .......R....l., _,,~~..,,'..,~._:~..:_~_ ... : - T - "..{':'J'o't:.. ..L ~;:~''0~,E1.o,~ Ii:, '.~= SCHEME 1 Ground Floor .,:"';.;,-...,..._~~- .......::._-.....~... ~ MAIN STREET SIDEWALKS ISSUES Wide pedestrian sidewalks capable of accommodating a free flow of heavy pedestrian traffic, outdoor dining, and retail sales, events, rest areas, street trees, and street landscaping are fundamental and essential to the success of town centers and in particular main streets. The decision to allow angular parking rather than parallel parking on Main Street decimated the space available for sidewalks. Under no circumstances can this decision be supported if Main Street is to have any chance of being a viable center of activity and retail trade. SOLUTION Construction of a parking garage to serve the J.D.C. Development on the north side of Main Street will provide ample parking to allow the immediate replacement of angular parking with parallel parking and the' expansion of Main Street sidewalks from 12-feet to 16- feet. The incorporation of liner buildings would provide additional retail and residential space in the Town Center. The city would finance the parking garage; the developer would finance the liner b!liIdingL-_,__ - ..... /7 ,~' //' ". ~ v.(~:" ~?7' '.."wit.. . :-'""".-. '. -~~, ~~"~-r--" ~';"- .". ~-lC;, ,..-.' oobJ ,.... :;" .~ ~.) I /.' '. .~ " _~ "_" ~.1. _,,-:-:::::::"_-=- i~-":"-' rd~=-: ~~~~~- '(' 0 ~\ Ij .' c- ~I) \ \i ~_ Ii 1~~ ~t ~~;~_~~~~:e ( J .,'; ;J o ,\ ':>; ..~ <'\ ~, .~:. " o " PARKING ISSUE Successful town centers have plenty of free parking. Since parking fields are taboo, parking is provided on streets and in parking garages preferably lined with liner buildings. Winter Springs Town Center does not have sufficient parking to provide for the intensity of development we desire or to attract large numbers of person to the Town Center. SOLUTION Construction of a parking garage with liner buildings is recommended to serve the J.D.C. Development north of Main Street. An additional parking garage is recommended to serve the proposed museum and events that will be held in Magnolia Park. A common fmancing theme for the first garage would be for the developer to provide the land for the garage that would otherwise be utilized for at grade parking, and the city to construct, own, and operate the parking garage. The developer would construct, own, and operate the liner buildings around the parking garage. The parking garage for the museum would be constructed from a combination of city and county library funds. 'te Library Sl II' ~~f ;;, . it 11'. 'I II ' If (~ _.} I 'if!. ) :.. I \,!<,~ '!J, ~~ .,L_L",L. j ~ "I ... ""~:;:'I'-\E:.. I , _,<0..1 - ,_. F, o,J.~ ~.,A),...~t:.t~:_::.,,_:~.~,-,-...~_,_ iv' ,,'<if II' /. '\.,J . t- ." "I- /'h(;.'(.., ,'1& "Tv._ ,,~,,;..c:;~~~._~~~.~_~~..~.."..~~,_~~:~it:!:;~c~;:~ \.",' SCHEME 1 Ground Floor .:-::-.....~. ., Proposed Library Site "'" ""~ 1'ti::,f'-<Jt:., ,1, II I I I ! ; ,__, _..~~ __~_J. -.,_~__~,_ _ _'~, r-o:....ii..., :~:i:...:...,~...... '\!/~~ {.:.k vJ <- I"~ ~'v :0' t.:!~.~ ,..,.~-...:...t.~~~::i~~~I~ ~.......~~_.~~ SCHEME 1 2nd & 3rd floors , ., '.~ . J .rage 1 01' 1 .. . < . .: Jan Palladino From: Victor Dover [vdover@doverkohl.com] Sent: Tuesday, December 16, 2003 5:05 PM To: Ron McLemore Subject: FW: Garage Studies Importance: High resending From: Tom Cooper Sent: Tuesday, December 16,20039:56 AM To: 'Ron McLemore (rmclemore@winterspringsfl.org)' Cc: James Dougherty; Victor Dover Subject: Garage Studies Dear Mr. McLemore: Attached are the rough sketches related to the potential garage site. Both scheme I and scheme" would require about 20 to 30 feet along the southern property line of the Kingsbury site. Both schemes would: · Build the southern portion or phase 1 initially. The northern portion or phase 2 in both schemes would be built later. · Require 20 to 30 feet of the Kingsbury property to build a ramp that would service the garages. o Build vertically three stories of live/work (first floor retail or office with second and third floors as residential). · Have about the same number of live/work units. · Construct the 5 level parking garages with flat floor plates. · Accommodate the future library and museum (35,000 square foot) on north west corner of the Kingsbury site. o Build nine additional live/work units with phase 2 on the northern street edge. · Conceal parking behind habitable uses. ThIL~9.mpar:i~9-'1~_9f ~h..~~c;:,b~mSl~J!! d: --, -_.._~-- Scheme I · Wraps the live/work units around the existing traffic circle and fountain. . Phase 1 garage 380 spaces, net gain 316 spaces . Phase 2 garage 385 spaces, net gain 385 spaces. . Total net gain parking both phases 701 12/16/2003 CLIFF ROSE STREET ISSUE The orientation of storefronts to streets and related storefront transparency are fundamental components of town center design. Unfortunately, the orientation of customer service related tenant improvements to the parking lot of Building 9, and tenant improvements such as storage rooms, bathrooms, and janitorial space of Building 9 to Cliff Rose Street has all but destroyed the pedestrian viability of the street. Tenants have gone as far as to lock doors facing Cliff Rose Street. The fact that no parking spaces were incorporated into the design of Cliff Rose Street contributes to the problem. SOLUTION We believe that the incorporation of street parking on the Washington Mutual Bank side of Cliff Rose Street could help regenerate the street by creating pedestrian activity on the street. We are recommending that J.D.C. seriously consider the feasibility of this recommendation. Page 1 of 1 Jan Palladino From: James Dougherty Udougherty@doverkohl.com] Sent: Monday, January 26,20042:48 PM To: Ron McLemore; Eloise Sahlstrom Cc: Victor Dover Subject: Subway street options & Publix liner options Ron and Eloise, Attached are variations for how the narrow street next to the Subway shop could be reconfigured to accommodate on-street parking. ;d " I've also attached the memos previously sent in 2001 regarding sketch designs for a liner building along the S.R.434 side of Publix (the architecture could be updated to fit the emerging character of the Town Center, but the overall configuration is still relevant). I'll send an email containing a sketch for the loggia and paved area outside the entrance of the Subway shop shortly. Thanks, -James Dougherty Dover, Kohl & Partners 1/26/2004 Options for narrow street next to SUbWay Existing conditions The lack of an- street parking encourages busines 5GS to turn their backs on the 5 treet. The overly wide drive lanes encourage speeding_ The continuous green s",:-rips make crass.shopping difficult for pedestrians. 26 January 2004 Option 1: Re- 5 triping only On-street parking can be added to one side while rTullnt.aining two narrow drive lanos by re- st.rlplng. The dimensions, however, are tight. Green strips are rOl'T\oved to allow wider sidewalks. .1l1~~+J!~~_I, 5.5' 41.5' building to building Option 2: Moving the right curb 3.5' and re-striping The right curb is moved out 3.5' to' provide more room. Standard size o~"street parkins can be added to one side while maintaining two traf'fic-calrned but normal sized drive lanes. v 26 January 2004 TRAFFIC ISSUE The management of automobile traffic is another of the great challenges of neo- traditional design. The goal is to tame traffic in order to create a pedestrian friendly environment. There are two extremely important traffic management issues in the town center; taming State Road 434 and improving internal traffic flow. Tamine State Road 434 Stated simply; a state road operating under state road highway standards is diametrically opposed to a pedestrian friendly town center. Internal Traffic The most commons complaint I hear about town centers is the confusing nature of the internal traffic flow. There are also turning radius issues. Additionally, it is absolutely essential that the signalized traffic intersection be configured to provide the best possible traffic flow the first time they are constructed. SOLUfION Tamine State Road 434 To tame State RO,ad 434 and make it compatible with the Town Center we must downgrade the status of State Road 434 from a state highway to an urban street classification. In that regard the staff is recommending that the city enter into a contract with Glatting, Jackson and Lopez to develop the study that will be needed to attempt to accomplish this goal with F.D.O.T. Internal Traffic Circulation Additionally, staff is recommending that J.D.C. enter into a contract with Glatting, Jackson and Lopez to conduct a traffic study to determine what enhancements can be made to lD.C.'s internal traffic patterns and interfaces with State Road 434. SHADE ISSUE A lack of shade is causing problems for tenants and shoppers, particularly businesses facing State Road 434. Several tenants have installed blinds fully blocking the view inside their building, and violating the transparency principle. The lack of shade reduces opportunities for outdoor dining during the day light hours, and seriously diminishes a pedestriflIl friendly environment. SOLUTION 1. I.D.C. and the city need to identify as many alternatives as possible for increasing shade, and increasing pedestrian protection from rain that does not compromise window transparency. 2. Replacement of the landscape area adjacent to Subway with a pergola type structure covering table and chairs for dining. 3. Installation of one or more pergola type structures covering table and chairs for out door dining in the park adjacent to Wendy's and landscaping the park. 4:-Plenty-ohre-es-along-State-Ro'ad-434. ~ ! I 11 I. I: w?tiF ':!H:.';'::<:;;;.';:';';':""'~~:"';:i.!.ii=.':..':"~;;'ii:;.'w;:s..~':::;-:E;. ~~..."'._ ".~ :0".;.. .... .i _ :1 __..~__~i~E?-T?E~:;L 10' ~, 1 ;1~ .:t..~--::..::...~"':.7f..-::.s..J:: _. ----.... ~...~ -......". ; ..,.....--...-.-.--....-..-....... ......-........ ,..-, -...._~..-'~.- "'-'--"<--.......-- '" ~,:-... ; ~ ~ i.~~~t~~~~i#:,_ ... _~.i :;,_.... .....' ~;::~).~-::,...~ \ :-',..~~ ;).1;.;.~i{.,;J';.. ~:L:'/ i';;-.. fF;,rJ.).,"~J~~~~<a~lQ-n~\ ',,~.: 'r '~f :~ ::},l. rs;~te~~te..~t~' r _.~~..~ ~~,J1X~~i1Q;"~~ .'~: ..,,-~-..::: .-rt"~~, '~~-"'-~'K'~.'.-~r'" '" ~;,:\~:~~, "", " 11"1. ,,;.de -', i. ;'".~i''' ,<.; ~I;;.' . ' , . . . , '" , " , '~'l f]'J'. .j '. t I; !.,:r.- !}il . .. .. ' :~t' ~t in;' piitm-' ~'~~.. -. 'l ~"" . ~~,,~.;.'~. ~ ': .'_~ ~D i '~~ .,' ~,"'" ~ - -'-'-' <.....~ -""'P ...~ __~'. - ~y.lt.......... .., ~:~f;!::;.:::J."f~.:~=~;>~:,,.___l~;-;...~~~:.; . ,...-on. '. i ". i, . .~'; .,""" .,.~...; "_'_'k~ ~ \1 II It ~f~.,; ;;. ;1 .' ~ : ;1' .>:;.... .,. rJoC<<?~~~~~~~"";.iV''M<'.J''..:.~~.:.''!''',''':.o:}i:r'';:''''A''~~~''':f:l-~:y..'''''!Yt'.c,.. ":<>.'~-i: ..' ::,j.""",,:... ,;..;\ '.'!:"=-: :.:'f':.l ""....1 ~ ,)j< :z..~' ./:- 'J"'; . ~ ~ . , ~~v'c-~,,_,,;~,,~Ir~' " ~~.J'1:'LeJ1> 0 .,,,,~Q;\'U:P G;.J; '>:f~.c:u,J,g;.,a.li,ea:, .. . I ' . '}7. ! I ~~:..'" ~:':~lltn;~i;~~ BUILDING 9 DRAINAGE ISSUE The design and maintenance of an attractive pedestrian friendly sidewalk system IS essential to the success of town centers. The decision to drain air conditioning condensate and roof storm drainage onto the sidewalk rather than in the underground storm drain system has caused continuous problems. The drainage of condensate onto the sidewalks caused slippery algae build up on the sidewalk and discoloration of the sidewalk. Although the condensate and storm water was rerouted underneath the sidewalk, this has not proved to be a satisfactory for two reasons. 1. The installation is not particularly attractive. 2. Storm water is flooding the landscape area in front of Subway. The resulting ponding stands for two and sometimes three days due to the saturation of the soil. SOLUTION The only- solution to this problem is to connect the roof drain ~y-stem to the underground drain system. Page 1 of 1 Jan Palladino From: James Dougherty Udougherty@doverkohl.com] Sent: Monday, January 26, 2004 5:08 PM To: Ron McLemore; Eloise Sahlstrom Cc: Victor Dover Subject: FW: Winter springs_ pergola Ron and Eloise, Attached are sketch.es of a pergola and paved area that could replace the landscaped area outside the entrance of the Subway shop. This version is covered by an open trellis, and is large enough for several outdoor dining tables. Please call with any questions. Thanks, -James Dougherty Dover, Kohl & Partners 1/27/2004 :1:,"1 ,!.:f'.'l." J'lr j. l'l;r...,.1 :,';-. '~ -~;:- . :;) ~t" ,0 .,;":. :.','~:,:'.'. ..1.... 1 i' "J J'j l{~..'..l' 'J'" . ii:, ..I",. ") ;[,1 F~~r~'Q~,,~l~,~!'i~~!id .:~:;}G::::-~;.~~,::---,'~:;: ...=-:,~:':':;:C:~ ~i::~="::-~o~ _t..," , , ,'. . :.J: ~~ ,.: {t. , , . .- . . .. ..":.t :-;".;'-" ., , ., ".1'.'''''' i j' ':.:.".';:.c~_-=.:-::._:::.:.'''\'.'''''',;,'':-:':''-;'"').:;';~''':'';:~!~;: .~ ~~;: P::lI:t~!I!;; Jf ;'M ,. - -'~i ~ .i , ;1,.' "1 ': ~ J , 5- V .; ~ ~ ~ ?; ;~ ;:~t~. ~~: ~' I ' i l1;d-&II~~,S.tHfd'i1l:9, ~"'<<:":, - '_~,:",<' 1-.,......:~:.,'~"':f.'~.;;(' R_'.i';.?<<""J4'..V{.'P~""': !";:.r;e'':'i:'~-,~, ,'~:!''-~_~,,,.,..~:- ,r-:.' ;7, .}(.... '. :~'..::.:: .......'~'/ .....;;; Ww. c_," """"~ , ,: 'L r ;';' - ,~~,~~~~< ," ~ "iC' , '1,;0 ,~,,:, ,~;,"' ,:.. ,.: :-~:"" , .,0 i~Ifj~}~i~~;~~;S1i$o:Vin Q:e:ij;ie!fb~';~:o;t(f~,:6:~i!$'eafi'1~f..,ar~:af Id'" ,.; :"'.: .'~ . J.<, ,::'; ./", /",r ,.,....,. .- I'.' :~ : .' D .. " "'" "_~ J,: 1: "De "'0'" 'c" o ,_ ... ..... i. ;...i. ~ ! ,." , -..' , i:: . , o : .: ~~ , i ~ , , ;~~t:~' <_:.:.:<:'~ >:-;'-:' -:':.f'::.:i,:. ___ _ _ AO__ 0_' ,_..~ '~""N" ,i;#:j,~tit~:~""ii!4ii.ffi:G&i: iji~P:pIt~E!i~,Y;~ij~;Qft1::\ ;' I " ~r'....':> " ,,~.' :i ;.:, ';" 3tG ~ ,', I'''' ~ ~, 2:(; , ':~~~;~~~~~.~)~1~~bif; '''''"1''' " #;;~$"W , j!.T!!)inb~~<, ,".,.. "di ..,..,..".,,'..' ... i:P.~~~:~f,yf!!l'~~~;:~:h:S.",:::;'::-\'''' ~,; ,..- '" .. ',>~ r~ ;l~: c ':--~: -~~:;: rs:,it'e;:"Ef~:Viail~:o; , ~~.., _~k~l~t.~i~i~tt~;$;;tGW;ri G;"e,ale~r::-:~"0;ltH:I~:Q,r;';~Eiati;1;g;ca;ft~:a-,~' ';fi.. PUBLIX ISSUE Big box retail stores and associated blank walls are strongly discouraged m Neo- Traditional Town Centers. The city's Town Center consultant and staff desired a smaller 27,000 square foot Public to be constructed rather than the 45,000 square foot Publix. Unfortunately, the larger building was built necessitating the larger parking field and resulting in a very wide blank wall facing State Road 434. In an effort to mitigate the blank wall, four display windows were built on the wall. Additionally, a provision was placed in the development agreement with Doran providing for future liner buildings to be constructed in front of the wall. SOLUTION Incubator business office space has been proven to be a strong tenant base for narrow liner buildings. We believe the time has come for lD.C. to begin addressing the - -feasibiI ity-of-this-project. _ "_ ___ ' .. _ ___ 'r:~t~~~~~ it~.f;~t1j;~l\', 1:, ?fi.i>~t.}i.~~n':<...~!. (T'\~h..Y,,';; :~~LVt~~~-\-:~~l!J:c;:(,~".~IfL\l'~,J:_~.u.t1:~l.\.O ;,""'>7~""~';w;r\~'-'i\;;':o:lff{rNil;W; :;~!l>'~}i;&~;f""""" ,,; Memorandum To: Ron McLemore, Charles Carrington City of Winter Springs Cc: Victor Dover From: James Dougherty Date: July 25, 2001 Subject: Publix S.R.434 facade treatment Ron and Charles, Attached are sketches of a potential win-win solution for treatment of the S.R.434 side ofPublix. The sketches show a very narrow two story liner building built against the face of the Publix. This liner building does not require any penetrations into Publix's block wall and can be built without moving Publix's building. This liner building screens Publix's blank side wall, provides true doors and windows facing the street, creates shade for pedestrians, and allows the developer to recover the costs of construction. Room for the liner is achieved in two ways: 1) The 2nd floor of the liner building extends over the sidewalk above a colonnade. 2)~he_diagonaLparking_spaces_along_the_frontageJ.oad,adjacenUo_P-ublix~s_facade,are_______ , converted to parallel spaces. This creates approximately 10 extra feet which gives room for a 1st floor entry area with stairs etc. The liner, as shown in these sketches, is composed of six small apartment/townhouse units. The size, layout and use of the units could, however, be adjusted. Please call myself or Victor with any questions, -James '. :< PUbllx Interior' Unit elevation I o 5 10 I 15.. Unit plan 2nd f'loor Unit plan 1 s t f'loor , o 5 10 Shopfront window SPACE BETWEEN BUILDINGS 11 & 1 ISSUE The existing 8-foot wall with the 40-inch wide doorway looks out-of-place and wastes potential retail space for either outdoor seating for the adjacent restaurants in Building 1, or for a news stand or similar small shop. It appears the wall could be moved approximately 8-feet rearward from its present location (before interfering with electrical panels on the west side of Building 1), and much farther on Building 11. SOLUTION It is recommended that J.D.C. investigate moving the existing wall between Buildings 11 arid 1 to provide for greater usable retail area and pedestrian activity. SIGNAGE ISSUE The development of an attractive street, pedestrian and storefront signage system is an indispensable component of a well designed Town Center environment. Although the Town Center Code addresses building signage, there is nothing in the code addressing street, pedestrian, and store front signage. Consequently, current street signage includes ugly governmental grade signage. Pedestrian signage is absent. Ugly storefront advertising is proliferating on store front windows. The current Town Center Code prohibits building signage from projecting outward more than six inches. On our trip to Reston we observed that building signage was allowed to project further than six inches SOLUTION The city has employed Street Sense Retail Advisors to develop street, pedestrian, and storefront signage standards and regulations. _The_city_and_the_dey.elopeLneed_to_implemenLthese_regulations-immediately--upon------ adoption. FOUNTAIN ISSUE The roundabout is a great addition to the lD.C. Development and will become more prominent when lined with buildings. Unfortunately, the current fountain doesn't add nearly what it could to the quality of the environment. One of the great challenges of town centers is to create night life. Instead of contributing a spectacular focal point to the night life environment similar to those fountains being constructed by the city, the fountain is virtually invisible. This is unfortunate because the fountain has a beautiful design. SOLUTION It is recommended that J.D.C. replace the existing fountain with one that will be highly visible at night helping to create a more vibrant night life environment, and that the current fountain be relocated to a less prominent site that does not lend itself to such high visibility. An alternative to replacement would be a suitable method of staining or painting that would allow lighting to make the fountain highly visible at night. EVENTS MANAGEMENT ISSUES At the Reston conference we became acutely aware of the need for a program of events to maintain constant activity in the Town Center. For example, the turn around of Mizner Park has been credited to the employment of a professional events manager who is responsible for presenting 22 major events in the Town Center annually, and the construction of a new Performing Arts Center. SOLUTION This reality has caused us to consider several strategies as follows: 1. Amending the design of Magnolia Park to provide for an expanded and enhanced amphitheatre. 2. Enhancing the design of Bloomberg Boulevard and the retention pond behind City Hall to provide an interesting pedestrian friendly link between Central Winds Park which would serve as the hub for large events, and Magnolia Park which would serve as the hub for smaller events. 3. The construction of parking garage space that would provide free parking for events. 4. Employment of a professional events manager to produce year round events. 5. Development of a financial plan to fund the facilities. STREET ORIENTATION ISSUE Neo- Traditional Town Centers discourage parking fields and encourage street parking and pedestrian friendly sidewalks in order to orient business activity to streets. Town Centers that have large parking fields prohibit orientation to the rear parking fields providing only for employee and service entrances in the rear of buildings and pedestrian pass throughs to funnel pedestrians to the street and entrances to buildings This concept has been severely compromised in the J.D.C. Development. SOLUTION In future buildings located adjacent to parking fields the rear of buildings should be limited to employee entrance and service doors only with pedestrian pass throughs to funnel pedestrians from the parking fields to the street. BUILDING "I" ISSUE SIDEWALKS Pedestrian friendly sidewalks demand sidewalks wide enough to promote people activity, particularly outdoor dining, sales exhibits, leisure sitting areas, street trees, and a free flow of hopefully, heavy pedestrian traffic. This requires wide unobstructed sidewalks, and at grade entry into.buildings. Sufficient width of sidewalks has not been provided on the Main Street side of the building to promote a pedestrian friendly, leisure shopping and dining environment, and street trees. Grade differentials have indicated the need for sidewalk steps and steps into buildings. Sidewalk steps are pedestrian unfriendly, obstructing the free flow of pedestrian traffic and increasing the potential for pedestrian injuries. Internal steps reduce usable floor space. DOORS The Town Center Code requires operable doors not less than fifty feet apart. One door in . the building presents a problem since the floor grade cannot be matched with the ___sidew...alk._This_grade_prohlem_.ne_c_essitateLei1heJ_QQQLSleps on the sidewalk or stegs internal to the building. As stated above internal steps reduce rentable space. External door steps obstruct the free flow of pedestrian traffic and increases the potential for pedestrian injuries. STREET ORIENTA TION/TRANSP ARENCY The orientation of buildings and tenant space to pedestrian friendly sidewalks and streets is one of the most fundamental principles of Neo- Traditional Developments. This fundamental concept has been severely compromised in the J.D.C. Development resulting in the orientation of building, and most importantly numerous tenant spaces to the.rear parking field rather than the street fronts. Staff has made it very clear that the compromises made in other parts of the development would not be allowed on Main Street. Building "1" includes a rear plaza area which is designed to orient the tenant space to the rear. Internal buildings systems have not been coordinated with the building facade resulting in structural members, piping, and tenant partitions obstructing windows, and window transparency. Measures need to be taken to counter balance the potential harmful effects of this design and to best ensure a vibrant, active Main Street. These measures need to include the following: 1. Widening of Main Street sidewalks to provide pedestrian friendly shopping, dining, and leisure experiences on Main Street. 2. Incorporation and integration of the assets offered by Market Square into the enhanced sidewalk environment. 3. Strict prohibition of building and most importantly, tenant improvements which will obstruct window transparency and tenant orientation to the street. SOLUTION The city has undertaken four strategies to deal with these issues as follows: 1. Three architects were asked to submit design solutions for sidewalk enhancements, and resolution of the grade, steps, and door issues. They include Randall Paulson, Street Sense Retail Advisor, and Dover Kohl. The city's Consulting Architect Starmer Rinaldi was asked to review the three designs ~l!~....___ ... __ combine them into a final design solution. That process has resulted in what we believe to be a good design solution. 2. The city has employed the firm of Street Sense Retail Advisors to develop tenant regulations and design standards with the goal of maximizing tenant success and town center design. The project is to be completed within sixty (60) days. J.D.C. is encouraged to be a participant in the development of these new regulations. 3. In order to prevent further possible erosion of the Main Street environment from development in progress the city has adopted the first reading of a temporary ordinance addressing tenant building and tenant issues in Building 1 and future buildings. 4. J.D.C. is encouraged to install a system of blinds to hide the view of the structural members, and HV AC systems in the second story windows. ~ ~- I.' .p-' .... ~...~ ;_f r-- f ,~"~~.~~:'::::~.. . '. "~'~4'A$~ ,~~>;J'~ ~ . " ". , ' U.~1~>~'--' ". . . , '--.::1-~~~..~;~:..~.", ;,. ~.t..:-.~' . ::1.- i ,.;~-s...\.-:;-~ . ' . .c' ~ ". · . - .... - . " f" , ., ,~i..~ffi ,co '.'" ..' ",- '". ," .,...;,.~ ,'j< <." y.' , ." - ," "'"" " .. ',', ."" ~""-,,., ~ ","- '.' ;. " "'i""'~:.'/ :.,;.:,~:.' ':.' ;.;:;;.,.:.".; C .".:,~' . ,,:;,;,.; ~~~ " " .','r', ; "" ' . ' . ":-.' . ".,c<. :" .?, .;.' . ' ,!;, ...':f'\'~" . '<. ~.~ ,\~,\....' "'v.t!..,,' ...~.,'F1I;.f.,' ."J."< 't;.,,""" ~.:>-".. l~' ,~,.~~i:"" .. ."1'\ - .;-'< ",,,y ~';., .; .,"~; .'" !"", "'" i ).'tt. ,..., ,;:~~~.., ...~~.;-.;..~.3't,..,#. ~:". , ",..:1.' ". ,..,:.....~" ,~'. ,...l':t~~..'1I."f.-. ;iJ.:1'~.... , ,," . ~%~~~~!..()-...~~.'!i~~~~i::~~ t., . ;,,:...:t.~~: ;.r.~~.~..,,:' 'r' ......... ,\.~: . ......f..~[~"'S 'l;,.l.; >.~~~' ' ~.'t':;'.. ..;;:"1 ..... ~j;1 Planning and Architecture Inc ~ Ranaldi 28 Jan 04 Ron McLemore City Manager City of Winter Springs 1126 East SR 434 Winter Springs, Florida 32708 Re: Town Center Building One Construction Concerns Ron We have taken a look at the concerns the City has with "building one" as constructed in the town center, and have the following responses. Issue One: The exterior door opening in the east wall of suite I D was improperly installed, such that the sill of the door is approximately 24" to 30" below the finished slab. Solution: In our opinion the door in question can be removed and this wall opening will be a simple window wall to match the window wall panel immediately adjacent, to the north. ..----. --_.._"---- -..-.-. .~~._-_..- If this suite is not a contiguous space to the comer suite and the door is needed for exiting, then we suggest the door head and sill be raised to match the existing finished floor level, and providing a stair and ramp similar to that delineated on the attached exhibit "A". Issue Two: There is a significant difference in grade elevations, varying from 17" to 31 ", between the entrance to suite 1 D and the adjacent curb to the east, making a level outdoor dining area very difficult. Solution; In our opinion the patio or walkway in front of the building entry should be kept fairly level to accommodate tables and chairs, and the transition down to street level can be accomplished through the use of a terraced planter at the edge of the curb with a minimum of two levels each stepping up approximately 14". 890 Northern Way Suite E 1 Ph 407 977 1080 Winter Springs, Florida 32708 Fx4079771019 www.sriarch.com AA-Q02984 Issue Three: There are several locations in the upper windows around the building where structural columns, beams, utility pipes, or stud walls are directly visible in the middle of the window openings. Solution: Although there are several alternatives to hiding these insensitive conditions, in our opinion the best solution is some form of blinds or curtains that will hide the condition, while still allowing some light though the windows to simulate activity with in. Please see the attached exhibit "B" showing all four elevations of the building ., and the windows in question. Since there are so many bays or store fronts that have this condition, we recommend alternating blinds with drapes or at least alternate colors to avoid an uncharacteristic look of continuity. We trust the opinions herein will be well received, and feel free to contact our offic if we can be of any further assistance on this manner R,r;dS ~en~ Exhibit A 28 Jan 04 winter springs town center building one 43.84 (2<311) 46.00 (411) HC RAMP 40.25 .. .__....~. ...-. .-'''- .- ,.,---..., . ...- -- ------ HC CURB CUT ~ TWO TIER PLANTER STEPS TO ISLAND FOUNTAIN 44.10 (20 II) 43.<3l (2lll) 4~b~.0..0 L 4~) 44.8<3 (18") 43.l8 (31") TWO TIER PLANTER 44.80 (IT') ~ Ranaldi ~ A= Planning and Architecture Inc BUILDINO':, 1. FRONT SIOEWAlK RECOMMENDATIONS. FOR STREETSCAPE IMPROVEMENTS JANUARY 22, .2004 i \ i 'I I [ I' l ,II 1 'I I Planters 1 Use movable. plante rs ta definll outdoor sellflng' apace wh.n desired (tee attached example) 2 Alivli s1ep!! with entrance to store , ., 3 Take au! two parking specn to mal<e room for aeating ! I -7 ,planters Connect to square with pavers (opllol'lll) 5 . 8.mp around curve 10 open up lhe corner 10 ped...trl.n, and ...lewI RANDALL PAULSON Tt=N!NT "~D F.F. ':->j, 1 'J...5' --t-t-' . - I . _____ J . I Q t8( '1 .... .'. I . , I _~DI~'l tE/fR(JNT.. f Ul-I! ~ 1 " :: /"-0" . -II II II ,Ii Ii r '1 I' ii Ii, I~ it 'I I' 11 II . . . /:. . . C"CI~Tr rAIl/) Ii Ii II. " ! 16 ~"J. }..LX lj . U-4. ~CO"H<j_ '1 II STJET SENSE [' Ii I! I. i ~tw~aa= t-U~(ZeA. II . (~O~ ~TIt\P.. ~ tl~ hte,,* f7) Te"4\'f" : ""t. ~ l1"cu;tf t,(tup .:,f . II 5i II r L7 ~ E7 &';( t4> Nt: dr: D -=--v ,~ - -7/ut-rr. ~Dc.u ~FIi:!~ Jl.~ (:r:,) ~. aJ~,IAAnro *~t1ez.;. ~~I~ ~ KG- f24W1f/fllA.m;rz. AUE~ MI,cc) "'rz.. 'UTt><<>fZ.. ~l~lfJq.~f) ~t) . II #y6T ~e~ 1t1C C~ f'orr(t)f~ o ,ki~ ~~~~i~ P4.8.~t -=-:; ,() ~ ;~o;:~ ~~i~~::_ . ~t /....."'- I'~.ALl ~~~Put\1'I-Kl'. %zll.:: 1'-0" WI..nEfZ. j--rl"""tJq~ J,,",fJ~l~ '1.. ~.r1 . ~er~~E' i I I II II I: Ii I I: ......... ,I" /' " Town Center Improvements Update ,; t~ '\ --- L!l February 9, 2004 (. rU~" Major Components II Streetsca pe Project II Town Center Trail II Magnolia Park . Cross Seminole Trail " Streetsca pe Project II Landscape, Irrigation, Sidewalks & Lighting on Tuskawilla Road, Blumberg Blvd, and Doran Drive III Fountains and Plaza for Market Square and Magnolia Square F!i Project cost = $850 fOOD ~ Completion Date 3/1/2004 Town Center Trail I I Ire. I;] I i 1 i.., I .', -. ~ . I.egmd (i)....- 0'- 0'=- 0,-- 0,-- 0,-- 0'-- ~._- C1 .-.....- o.~- CatuaI Wbub ,.. l!? < ~;. c,y' ..... . Winter Sprinas Trail : City Of Winter Sprfrlgs, PI l!J ~ Trail from MagnoUa Park To Central Winds Park ~ Utilize Blumberg B~vd medians! State Property and City Hall pond as Key Elements Town Center Trail ~l 8 . .;...... ..,- Winter Springs Trail City Of Winter Sprliigs. Fl .. ~~~J ~ ~ [0, II Trail Design Underway with CPH Engineers II SRI providing Architectura~ Design IIJ 300/0 complete t, Town Center Trail 'Tow~'C~nt~~ .P~d~stri~~w~;l . '\Vinter Springs Town Center . i ~~ . . . .~Iicllry:t:."",a: - wglpriu.~&Q '",-~~:~...;' ".! t~;~ ,. ~~'J"~ , : r= - ;...o::;,"'y,...' . l"n .. QQ Jr(L, ~.""H_.t.-i .. ......... I) r::'" ?"-- ._~' ' , I . ~ ,----~ugn~~i~..Sqlla~~"' , I ~ !;j.. ~ ,~.t'!~~t~ ',- ~. ~;-' ,~- -....~.... . a1urrihc.rg:UlJulc"ard.' . i I ~ " I I 1 ' I .~ ~~~~O.~q9~~~Q~~~t)'. '--~'~Q~OOQ'Q~ :-:,?::?GG!l~._~~9'_:o~~o~i;'~ G~_:._f:~~/, '~~_.~9-G.~,QQQ~ .'".i.. --~""_. ,;_..,._ .p.~ ---.1J:t~_.~_ . !~...i.a".p-.1I.Uk::i. ~. ~h~a~~~a::' i d<4k=1ko~. . :-- loo-fgC'nltn.:a4n~t.I;:sI- "-. ';I~.laste,~ plan: .carncept:'" .... : I ! . J I , - .- '~ .~_.~ ~........ .~ i1J FDEP recently approved the arboretum, pavillion, and sculpture garden l- Town Center Trail Blumberl Boulevard Arb,oretu.m 'W'.im.tf'Jr S1Jr.itJ~.tO'lIYllCe[Jt~ IIIi11lIll jlof' plan. ton.cepit elevation 'concept; "" e~l:~tljj ~ ~':T" t- Town Center Trail ~ 0' 1 I I I I I I I I I I I II I I I I I ! i ! ! \._--- ___L,\, j I \. -~ ~ I i I I I i I I I I j , I ! Winter Springs! Florida I ~ City Hall Retention Pond Capitalize on the City Hall Retention Pond as an Ammenity with landscaping, a Fountain and Viewing areas ~, '!b -:,. PLANT LEGEND !>~_ ~~~.>.l""E ~,!~!l ~'~::-'~'':';,'~M'O'''-'' . ~ "r.=:1:t..::;" <;:.':'~I -:'Y'llT~1 ~n.;.... .:......~ I"'....LD (';''i''''~:~!l ).". 41/!. ;::..1( r\,); 'C,y [_ 1 -- II Ii ~ _ ~l'-.)O" ~.~~-'I ...."" .. ..!J o o o Magnolia Park ~ l\tldThg;non~,P~'Urk, Amphitheater '\nn~Jt' Sprilngs T(1!W!ft Cetlte,'r ,- a .., III elev,atino: iconc;ept Doorp,ll1D concept ~,~"o'ldl at-," , ~-- -.' ~ Balance of Magnolia Park property to be conveyed by Schrimsher or assignees for construction of amphitheater ~ ri:"'1i'l' o o ,.\ I '~-----.!"" ~~~j ...",,~......., .....~_.-~ 9b '.. Magnolia Park ~l~gnolia, Park Amphitheater ''''inter SprinR.5 TO'W'D Cmtl!T --- ------- ~; .al1l:phitbea!tre concept '0 o 00 o :JhILal')i'P.o:rllilJi!l L-=,clD~ s~te ICOJlliCept: 7 :II .... a abot,etum CO:B(,ept _Y'. ~:~~ --. IIL " Town Center Trail! Magnolia Park Projected Schedule m Completion of Town Center Trail Design by July 1, 2004 ~ II Permit from Office of Greenways and Trails by August 15, 2004 Fi Award Bid October 1, 2004 ~ Construction Begins November 1, 2004 . Project Complete May 1, 2004 ~ $800,000 was budgeted in the 1999 Construction Fund for this project f. ,. Cross Seminole Trail II Trail Bridge to be completed this fall ;I Final Design almost complete on County Trail from Bus Barn to cul-de- sac near Magnolia Park and from the bridge to Gardena ~ County work~ng on eagle nest issue to make connection