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HomeMy WebLinkAbout2011 08 01 Other Document Provided By Paul Partyka Date: August l, 2011 These documents were provided to the Mayor and City Commission by Mr. Paul Partyka during the August 1, 2011 City Commission Workshop. ! � s TOWN CENTER MASTER PLAN Designer's Notes Winter Springs, Florida � , ,���: ,, � << f , �� � t � t i r�� iV� �1 ��� I���i � � i� �i � y i i � f � �� �� � � �� s ��( r t,,�l r�, ,, y r!, ���� �,. � , ,• ,, 'r ' i`,� :, �� , i � , � , � , � a�� � ��i� rr 1 �Il 1� i i i c �� � 19r�1�`� r i i ` v�i }�� � � r i i � , I � .�' � t V i � � 4 l� ' �� ',� i 1 ��� ., ° t s � � 1 i�� ���17� i � 1; i 1� �! �7� �� � . ` r 1 r ;.i 1�� �� i��� I � (! 5'��` i - � Nq'i �4 t r �.�L � f �- r }' r '�t � ii N k r a ' t "� � � i ' s '' S '� �� ' c I + f� �w.N.��,�,�: �1 tit .� r � , r ,� r .la � . . I .. � � �'��A �{ �. ft ) t � l � r� i M�r = , l � . 4 �,.��, �,�,w,� � I � i 1 � �+°3�fr ,. 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'F P � . ,� � � i ��� �� : �o�,.��..,�� r h � ` I G� ` �- �' #� ' , ��`,� ,' { r � �`� , ` .�" ";�' ��� � } ,,� , ( , f � ��;��--��., �. � � - .. �� `/ _ i�i.:l j�' . , . � �' E'��' i�.� � "�7 ' � � H Y y f'1- 1 Z �{ �S �. �,�� J?k � 'fY' y�� � �..��h� ��i! � 'l L..���F'�. , � . :� F '�e1$� ; '�� , � ':�,� ' 1 1 ��., .....�( �t._. � ��� � ��t �'S�t� ��� � " � � � - �� 7 � �" �'� s �' - ��. aEJ . �'} i � r ,� r . I �?� d)��� y �^� �A �,,,1 �F',"'' t ' . '1�C���,�' � .y �'�1 �' � . ' y.y_ � r+ � ' �'�P ?r t + i � � { � n�tG�TM''�iJln �1 , P.istr Si:^.r � � C t i _ � i�"'�.' S��'� .1 �Hl .o- �. � . . 1 � I 1,,+� Y �' 4 ' T � G. ..� + ij `� t I .l � �lll :�.1 y§! ��1� ,('��iy � J �; �l � � fi j,� za f.i ja� ��'ns�"'� ���"'.�� . w �„ .. i . � �-t S . . ,�Kt ya � •�c�rt d K��n' ` viy � , � r , f .r' rrT � - 1•'�a ���' � ,. rtfi � ' - . C.' F 1 . � .:� 1 ✓ �r� � �� J.. � . . i �A r i - DOVER, KOHL � PAR.TNERS t o w n p 1 a n n i n g Gibbs Planning Group, Inc. Michael Design Associates, Inc. March 23, 1998 � X � The Heart of W1nter Springs � � A traditional Town Center is the physical place rt tends to becom most valu ble al estate. � ��vhere many basic needs of citizens are conveniently and tightly focused: shopping, To��vn centers are roots of the local and regional worlcing, governance, being entertained, economy, and are lcey to a sustainable taY base. � dwelling, and the arts all happen together in a town center because it is pragmatic to do so. In our time the traditional town center form has been rediscovered as smart business. The real � But the motivation to create a town center runs estate industry has learned that "lifestyle deeper (and the payoff much greater) than mere marlcet positioning is lucrative. In retail, convenience. Human settlements have centers residential, office and entertainment, developers � because human society craves contact and are now reintroducing the physical features of connectedness. A proper town center is a symbol the livable and wallcable downtown neighborhoods of the community, a reflection of its values and one finds in historic American towns. These � aspirations. Winter Springs citizens gave clear include Main Streets with wide sidewallcs, instruction to the designers: the Town Center elegant squares, a rich mix of urban 11ere is to capture the young city's imagination architecture, and. tree-lined streets. Building � and project an image of its bright future. these features today talces a concerted effort by both local government and developers; it Not surprisingly, the urge to create such places almost always requires a thorough re-tooling of � in maturing suburbs is now a nationwide the official land development regulations, and phenomenon. Cities are incomplete (and they tends to requi�e some rethinlcing on the part of � do not feel or function lilce healthy cities) developers' consultants, too. The concerted without centers, and that's why the town center effort has proven worth it to the bottom line on will malce Winter Springs a better place to live. developments, such as, for example, Mizner i For example, today local citizens travel far to Parlc in Boca Raton. � find many things they will find here, once the main shopping street is started. Lilcewise, the In nearby Winter Parlc, one can vividly see how � new office locations will create alternatives to a high-quality town center boosts property the miserable commutes many professional values and desirability citywide. Srolcers will business owners endure today. Given the city's tell you that homebuyer prospects are driven by � maturing population, an urbane residence in the Parlc Avenue and Central Parlc first, before town center will also be ideal for empty-nesters visiting the house for sale, because the well- who would enjoy, say, easy wallcs to a designed public realm in that city's downtown � restaurant. adds value to all the neighborhoods, too. If well designed, the town center is a place Design matters! � where fond memories are born and the bonds of _ Dover, Kohl & Par�ners, et al Winter Springs Town Cenier �. x � x`' , H ow This P1an Was C�ceated . , � . � „ � � }F +.�,L„ .:: �,\ l \ Y� ��. �Y�� ���j . � �� " In February, 1998 the City of Winter Springs � �� a i � created this plan through a design session �� < �:�� �� R �. � . involving the community and a team of design � ,, ' professionals. The session lasted seven days, �� ��, � �� ��vith the first 2 1/2 days devoted to interviews ^''� � .� �°�: � �� vvith community leaders and stalceholders ��,. � ,, t �� � .„ ,, � �, ::' � concerning their visions for the Town Center. � .. � ;; � � �yx i ����� � 3� � � � �`~ .: These participants included property owners, x� -�� 3 -�,� � �.� � . � presidents of Homeowners Associations within , � � R �� � ��� � ��%�� ' � `� ��(�\`�' `e 4 ,� y ;'. the city, developers, the Mayor and City �� �� `'�'''�` �-_ Commissioners, Cit staff, Seminole Count ' << ; w`�� �� �� �' Y � .�;-��`-��` �--�- ;,=,:, . . , �` . � staff, and representatives from the Tourist � Development Council, the Economic Development Council and the Florida =�<• _ ;; �. ,� , , Department of Transportation. �_` 3 � .�� ���.�. :: �� The design session began with a presentation of A „ � : , �"�. 4a � v comparable Town Centers and modern retail ,�.� ��y� � �� � planning. The Gibbs Planning Group presented � �� '" � �� > t: �� � ` a preliminary commercial marlcet study. Design ��-- began immediately with ongoing interviews and F , , �.;. � �� site analysis. A"pin-up review of initial ideas �:; �'����"`� �?� � �� � � 5 �> � was held midway t h r o ug h t he process. After the � x�: ., ° �.�. :r . .. ��- pin-up the public participated in a hands-on � session for more feedbacic and new ideas. The ; � , y � � � � ����� � desi ners then combined all the input from the �� ��.<, ���� � g � ��:;� � ���� various meetings into a single plan. This plan ��'' �� ��� was presented as a worlc-in-progress at the close ._ of t11e design session. � �� S�f ' r �... t �� This report presents the plan and design E. r � � . ' � y �� n `y " � . a` '� ` � <` illustrations from the design session, .���� .� -��n� � � _-�. � ��� `� �"� incorporating certain refinements. They = ; ` � � � �: capture a vision of tivhat can be created in �his ;�,�,��;, ,��� �� �� � � , �� � unique location through teamworlc and �< 4� � vigilance. .� = F` � _ Dover, Kohl & Partners, et a � Winter Springs Town Center { � � M � F�ndamentals � � The interviews were a continuous brainstorming Town Center and its adjacent neighborhoods. It � session which generated a large number of ideas. results from mixing land uses and from using The ideas were synthesized into a set of building placement to deliberately shape drawings and fundamental principles: agreeable public spaces in the streets and � �...______ __-- . \� -��- between buildings. Wallcability is dependent �Urbanity & high density are OI�;�, but "strip upon connec�ed, shaded streets and trails. rnc��ls �z�rer�'t���� T"-"��� Truly wallcable places have buildings fronting � ,,,._,...r---.�--- streets and sidewallcs, and destinations for _ A walkable co�nmunity , pedestrians lilce Main Street, squares, and parlcs. '._ ,<_ , �-.. Predactabalaty in design /fl exibility in land use Predictability in Design / Flexibility in Land Use � Visibly d�erent section of State Road 434 Another fundamental idea echoed throughout the interviews was to allow flexibility in the use Important sites for special public places of buildings, but to raise the standards for their � design and placement. In a Town Center, P��ese�ve & connect the natural environment building type and placement matter more than the uses inside. This means the uses inside a � Design for the long term & near term building can change over time naturally the way they normally do in real life. It also explains No orie "deal killer" feature why conventional "zoning" of segregated uses � will not generate a Town Center. Urbanity and High Density are OI�, but "5trip Malls" A.ren't � The Town Center is where people gather and events occur. To support this synergy, buildings � must also move closer together rather than farther apart. For the Winter Springs Town Center this means higher density and mixed t uses, Uut with high standards of design. „ Conventional strip shopping centers with oversized parlcing lots in the front will not be x ��"�' � : :,<: . tolerated. ��„ � : � � � � � �. x ,� A Wallcable Comynunity � 9" ��� r � �� " Wallcability is a lcey feature in the design of the `';. ��s�" � � ` _ , .;�' � Winter Springs Town Center -4- Dover, Kohl & Partners, et al 1 r � , Visibly Different Section for State Road � .� � >� � � �""� �� �� � r 434 at the Town Center For most people SR 434 will be their way to the To��vn Center. This is a special place; the usual, � generic highway-loolcing standard design is not good enough! Therefore, changing the character of the part of SR 434 adjacent to the � � To���n Center is very impoi Landscaping °` and building placement combined with adjacent � a , ���� � �,;,� ;; - infrastructure are basic tools for malcing this �� adjustment. � �` � �� � � � t �������,���. ' r. � `� s � � � � '. ���� �. � �' u � I � � a ��'�� 3� • � . In�portant Sites for Special Public Places ��� ; _� � , � ���. ` ` � � �� The people of Winter Springs want a variety of ��, � ;�-����,�r �� ;, � ��� � �, � r � � to ather, sho , rela}c, recreate and enjoy ��<��x��� �� ���' laces � ��'���`,���� �_ .�� � � � :� ,. � he natural beauty of their town. Sites for �`���4,R�;�; �� ��� � � a� � ublic spaces have been chosen because of their �$ ' �� �` �= � � � '. unique location or existing physical features. � � ���,��������4��a � � ��� � �, � Special sites for civic buildings and anchor �� ��� ��,�� � �� , u �� �,��> tenants have also been located within the plan. �� ��:,> ,�,,;,� ;� Civic buildings are located on the most � geometrically important sites; for example, they Design for the Long Term &. Near Term are situated at the end of a dramatic vista or The Town Center plan is based on a long term I facing a square. perspective. The plan contains a number of � stages and phases including: initial projects Preserve Sz Connect the Natural which can be started immediately; intermediate Environment projects which might tal�e a generation to � � The Town Center site contains wetlands, complete; and long term projects which might � uplands, unique soils, and stands of existing talce 50 years or more to be realized. Initial trees. These are preserved in the plan as projects are important to create early visible � preserve areas, parlcs, squares, and along streets results. Later stages will build upon this and trails. These areas are connected within the success. The lcey is that each project provides a plan to promote natural drainage and maintain more complete Town Center for the citizens of � ecological viability. Winter Springs and should not foreclose the � � Y F � a'&`� t z f ,�,� G 6 .,.._.. ability to create the full ideal in the long term. � Y, ,� � ��° f1� � � '� �,�` '�, �n a;`��� � E';�; ��'�- � �` No one "Deal I�iller" Feature d � ��F� �` e ,� � Y � �tay : N � � _ „: �- �,�� �: {� ������ A strong plan does not depend on one physical � ' � �,���r , � �."r, �� �� °'�,;� �� component, a "magic lcey" without which the , ��: >, F t �,� �` �., w`"� plan would fail. Nor can the plan hinge upon Frzt� a �, r � i 't; n r � G � t i �v.° � :.,� �;, � .: . � r�.s�. � one aspect of the development program. For � instance, if the grocery store is not built on one "� particular site or the County does not choose �� ��� �,�,,,� ��.,� i'' this location for the Conference Center, the � � � �� << � �� � .°' � � plan is nevertheless still viable. Since the plan � � � _ ' " -: � ����k'� `� � �,. �` " �''' , � ' ��� contains a long term design vision, such short �� � s� ; ��� i ������a����i h,���y�; �, � y��� � term setbacks should not substantially effect � � --- � - _ Y� Ya �w: ` ' r ';'. ��� ;T?, ` the final product. 5 Dover, Kohl & Partners, et al Winter Springs Town Center � < . � � N IXlustrative Pla� � N - This drawing shows a hypothetical future stage elected officials and property owners. It shows � of the basic development which might be several important urban design concepts which ' accomplished rn our generation." Building should be followed as the Town Center is built: - rooftops are shovcm with civic buildings in red. � This is meant to serve as a guide to City staff, i a netwvrk of connected buildings fronting streets buildings positioned close pc�rking lots located behinc� � streets and blocks and public spaces together and up to the or to the side of buildings street or square , � � �. - , � , , � . �' ;� ,y : � ��� . � �-. ,� ` i +l.r op� � . � �i � _��r i��r� .� ; � � -: ; S i � ti`,: i j r� Q �,�' i l i'� i i I �� f � � �'� y.�' ' a �h � f,, �� . � !`r. i ��t t fr�� �� r1 A�L� J 13 5 U/� I ,��1�:� �"�SQ' �.;,; i .i�i �� / .r�l :� � � � �� ,7� � � ,-; �F ; o r ,� � � U i ' �.;� � � ____..���C\ ' ri � ir;, l � yn b a "' ,` �'` J � i � ��i� ,/� 4 � i � � , � e �+� � � s � � '�-; �� �� j '�, f""� � .:''!�° e:,(�'f�f �.. '.; � � O !y S 't � s /, , y ° '� i '� ���� ��� � 7 �t ,�� � ` r ( t �' i . �,�\/ `' ,�C"�� ` �� a ` 4o ": T �y � ' � ' ' ' 1 �' ' / � � v � ; ,. C�, ��dr � OD�r00,�,J A O ` : ' � — � � � �� �.�� r �' >`� c , r ' � �,-:; 1 �� a C^ Ol ! L. �� �� ar� �1`L �"�-� t r.. 4„)O �q`� � � �3. '1 � � y , � � ',: r � � i t� �: C. D)t r� � _ � ��A� ,( � A � ;� U' a � �o�r � �, � �.� '� `l - �..� LS d,(1 0 `, i,. :iG i �U��O ''� �it � <��. i , �, 1 �." ,� i /�\ � 1 1i ; G gU a �v/'4� 7 ` � � � : ' � � ��C-� E, :� ..� -� :'��� � 6� ��� ^. i � ' �•' � r � fi � �� '� 1 q Lt � � f � 1 �� � '� � " � a. 0 � 4 � � w ��`�` ,� , p �' / . ' �� �, �-.Yir "` G �':•�►.��'�.' � ° p ' �1 - ��et '�`"'�' �� t '1 �.� ' '�'' ` ( � � � a nua� � .^-�� / .�.:�. � � �� ��� � � � � o p � ��� t. p��i), �.b w�+ g � q 1 V .: � ���. Q 6Q (p p o V } .� \v 'l y,w , . �. � � ��! j'j� �� .s� l��1 I �' n ; ,i i I - �Fy,._ p,o,�' \a � � �P � , 1!i'� � 1 I � � !�' � � � Gi: o oA o�o� . , � ;� � � � � _ �' . � '.; � r � � � o.�iy O �`� y �' v s y 'a , a ,, '.. U"s� � w.�' �A �,' � 'i }' i� � Q \�Q � y "t3` , � ��'� L' � ��, r � ��i�q�� �� `"�,='� i (!��i �� � I� i��� � ,P � r� r. ; � ;.1 Q o O�"is ��\S �`- y� � r �Il�`��'- ������ ��,�r��, `j� � �, 'i! � I V U �� RQ ��� o�.�,: ��,� � � � � � tiY./. '� ..l�i�\�'�i ��I��, i� �_. � � �9��1i �',` ❑ ��� . p �DD p � � O� � .. �� :' � ���"'„` . { , ti', : � y • � ��. � �. � �'pau � ,-� .. a � � � �r,;q '^...;. ` 7�� 'ia l � �� `�� �� � D � , A ' � i "� .� f� � i 0 � l ��� \ �� 0 . R 1 a 4t �a o . . � � � 1 �1.u�`( yii, �1, � o�' cyi,ao o' �. '�t�� 4+ s �OqOlX.1 . o �o �. � t 'L'�' "ti ��°� § r . .%+ _ . \� �� .° ti� � , 7`a �' ��-` �r i i � '��, `��° ;� _ '��,;,� � � `` 1k;�.. �. � d a � ti 1 ,� ��'�,.� � '" ��� i � � ... ' � r. _ . � ` 1 .� ° p _� � �, �'�� r �� � _ . • r ��� �� ° � "}i �S t ��� . } �� h � � � � .. � ---^�� � �,;� � '� y , �w�"� r �`� , , � , P� � ��}, 4'�.�c�,,. c.. ��� �.1 il�,J�i� " � . . 5 WINT SPRINGS TOWN CENT , .�' - �`�� � } special public spaces of special sites for civic connected "green network" of parks identifiable � defcned chctracter buildings and open spaces neighborhoods _ Dover, Kohl & Partners, et al � Winter Springs Town Center _ 'II a �, ....._._..__.. . l Y � � � Points of Interest in t�e Town Center � b ���;������ t r` a ' The Marlcet P1aza �� �+ i � , r +��� � , �, t , � � �a � , � 4 S ��,�� � � ,, , ` : � , ti : `k r ; ' � � � � ' � ,� . is the "action center" most of the time �. � � � �t � dr Y L � . i . , � ��`� ��� � �3, t ` � ��, : � �r;�� . comrnercially oriented, visible and accessible �;���� ��� x ����.,���;�� � ��`���� ����. ,��' ` �� � ,�'� �'° �� frorn both SR 434 and Tuslcawilla Road � ;� � � S 3 r� •, $ ��. b u � .. � -, � q* �'�- ry �� ��� , ��B �, � �` � �r ���� � . diagonal paricing on the street, and parallel �. �� � �, �� �� �' �. a - � F �'' ; 4 k , � x i� � � �� �.� � � ` �, g ��� "r�s �� , � � �� � � parlcing on one side of the plaza ��� 3 , �`�� "" �� s ` � �`� > P ° � � `� ,;: r � n n • � ���� ���� �� � s ����;ti �,� r ���} r ; . geornetry opens a window into � tize heart of a, � , �� � �¢� � ��, , y,�t �� �a l, �su�� � �:, the ToWTI Center r. � ; '�, : `� pt , � � ���� " �� � . a fountain as a focal point, terminating the ; �' � `� : � ; ' � `, � , � � ' �; ' vista loolcing south along the main street ,: ;, W�, - y .�,�a. ;� � . buildings fronting the square at least two � '', �'r,,, ` ;��'` �: stories tall; three stories are ideal � , ` ���� ` " � � - r � ��'� a �� � G�� `� ' _� `�' . retail / restaurants on the first floor '' ' y ��� F �� _ � � � , " '�� . upper stories can be occupied by any use �,, � � � ; , � , �`"`� ,��`� � � � � � . awnings, arcades, colonnades and/or upper � � �� �' �� � � � � �����fi, � t, � �, _ � , , ,� floor balconies are required �� � ,� r ��� �,; � �� � � ;� s a���� �. • � i j � t 4 i �''� !� .' �1 �f. 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W � , P �' � _ r t x a : . r . � �. y� �'y . � 3 - a � t' ; � ° a� �; •' r r, �� $; ,� r ,,.�,� �, . linlcs the Marlcet Plaza to Magnolia Square r ' � �� ` g � . two lanes with diagonal parlcing on the � , � „� ��, 1 1 � � ` s� ��,c � �� �� � ��.� � ti �'� street � � � � � ,� � ' � �'� �� . easy turns to parlcing behind buildings � `� ` ;, '` " ' { � ; A ;; . sidewalks minimum 12 fe ��eet at least two � � � } L buildings fronting Main S � > >� � �;� • �` � `� ^``a ,�"�° � � ' ,� 4 ' . 3 ^' stories tall; three stories is ideal < ` �,.�� � ; , , , . �,� , s, . retail / restaurants on the first floor ��� =` ` ' ��� �� ' � � �'� � ��` , � . upper stories can be occupied by any use � . �` ` ''� � �`` ' � � ,, � � � , ,, b� " �,�� ' . awnings, arcades, colonnades and/or upper °`` `` ` � � floor balconies are required ' L � ��' ' block layout can support proposed �� � ` :°�` ' �;�;'� "� ` : • � �, '" " `LL Conference Center �, � � �, w � �� ,. ; � � �� ��� � �,�� � : ��� e 1r r ��� ��r � �, � � �«� , 4 � � �"�q, � � � �� � 5� rt�� .t. � � ` �_ t + 4 r� r; � , t��� t �, "' d 1 �� � �.� i � r,,+ "� : s d `1ti � �, t :.� �r� ���. ��� 'tiT ��`""t� �� f N : �«ik �. } �e � L Y S - 4 y 4. �; � 7 1 t. � , .r �� A . 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'� 1�� u�c 1�.<;•j���,�s�� g��' 1 � F'�� t 1 r �� i 1 , i y� r � r ti J u � � � �� �� �����lbl.j�P�'a�t {Y" .�yW�� C �� ld?�����fc�fl �.r�'rt� 1��Yl.��t1��'��F��'����"�" fi.f��� ��` f i;.� ��y � L.�ii,� � i� lr��f �� t; ��j " 1�f ��J;,. �� � ��;1���� °r�; �t"��I�S4�h�'� . '����h�r f ���{ �r ��y,''�P}�i ',�' �i4{;��, e { �{,- t � 7 �- 1�3 i�.�S �r�. �a�. :Y'� . �7 �' � �. �.k,1� '�f�% dr m�s,� � � �r 'h� � �, rs a� : �o� ,ii„} ��+�3 �';� � r � y'���'�i,� �`''�kt �9 s . , �� . �e � � - .� ' $_ Dover, Kohl & Partners, et al � Winier Springs Town Center �r � � nolia S �.ar� �� Ma q � �tt�` ,r,) g A (}�,_ + tit ""�'hta�. -' � — L:� (� r p ,!. �'y'it�� � � , ;,� � � �� ' . is the "quiet center" most of the �irne � `; �`�����`� •,:�' , � ° ��'�� � ' � �f���� �:: . con�airis a lar e ublic fountain symbolizing ,, ��,� ° 4 g P w i 1 ` t�� u i � , � � ��' �'�,��' , /,;�� s � �. � the "spr�ings" in Winter Springs � � E i s fli� �.t i����' i�,� r;i r a w� E � �'' �, , � �" �� , � , ����,� . eastern end connects , with the picturesque '�" ��, � " �`'� ;;;; �, ;� � ; �,,� �a . � ` `k' natural edge of existing wetlands ; � �� � ��� � '' ����i� f;; ��������� , ' �; . center of the square provides a large open � '; , , -� � N ', . ' t�' , '` �' a �i� space for public events such as holiday � � x , `� ;: ' ,,� � � , � ��� r � �� �, 3 , ;,;� "' . �� ;.,� �;.:� l; , -'' celebrations and outdoor festivals . outdoor pavilion or bandshell on the � , . . . - i: � southern end �� �;;� . trailhead on southern end vvhere square � - �� ;� � -•------~�� �� `t � �,, , ti . nneets Cross Seminole Trail � � `�` � � �� ."� ��_;�,:� . a future City Hall could anchor one corner .;� /x;'� ��; � r'; ' y ,., �;. �r� �� o of the square z ' � ww '`�` =� ti' `;� ��' . a future Cultural Arts Center could anchor .� �r � � �� I -� �` " w , r �.,� r� ,�` � i �-��,�}�: � �'�l� .': another corner ,;�`t: �, . a future Hotel would benefit Main Street if � �,��' � � �,� x r'� located on the northwest corner of the ' � _ -� ,: � �� ot �, square �� � � �' 4 .� � . 1 r �^ � ' � �:1. � � ' : i � . �. .. � �: k$ � t % � a m ,f Y � � �` i � l� � � . �� � � � iF i p � .�, ¢i� �'S�. � � � �, " 7 q ,� � ; s ° ' f A.� � � �,� j,v � � h i 3 . .. b ���. } l� I: ./' '�.lt � , }��7 t �s ` � , �. i � �A_ n y ���� r � �� ' i .. .� �i � �.,'� r �� � : r � �� ! i _ � i r � � 7 ` .. � w � i , � , : '' � � i t E� a�7 i i s ''" ,� 4 t i! t y � � �, r � k � � �6 c b. � �rF�..a� � � � k! � � l � t � �; i �� ' � i 4 v � ., � v � '��3 ,4,� � , �r��' q'•kys' JJ��we� i3 p , r � ;�'� t '' .� +t ° a���� x � ,� ts E �r�1 � �1, � , � ;- � � � � ti+��� � � t i� .y, � � �� ��, � � � � s� 3� � u � a�� �r � l� � 1�{k�Y�� �'a,� �r., y 4� hS a r,� u � .-- � d ; � ��� F ' ����¢� p� � s� � , � � 4 �' r . 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I� �,� 4 �� q�'���" ��r�h��� �r i 1 f �,�si�l�`� r�� a� a ����� ° ��a��� .' � � .t I i � 7Y :'��.*.� 4 �� q,'' � 1 �;' a t� r J� �"�,� � r � s �7 �i a t � q��� t�� + ;; i�t 5 -�� �� i�� i,� f�� � i. 1.�., . � � �� � "� Gc. r J I t <� i i �,` � �SIS��� �.v_, • { �,�s" � ��� r.. n , i t+., • _ Dover, Kohl & Partners, et al Winter Springs Town Center � a ` . t �, , S t Road 434 � ; ta e � � , ,�, � � ��� � � ��; �� � > r ,,. . features formal tree plantings identifying the i� ' 'i � 7"own Cen�.er District � �� '�� � �r , � ' ` � � � �� `���� . retention areas along SR 434 create softened _ t i� u d; ; � :� � f i _�5'�1 < � � � � i� t I � ��. :.� �1i'tU� , ... � � ,,; :: edge 6 , , 4 ,� ;.,; . frontage road set bacic from the highway ,, : �; -�.: � frontage road allows for on-street parlcing an i � ` circulation of local traffic � � ���� ��r�'�,�,�d ,��.,, 7 r�w,!'�.�, S ; �,��t����� �.vf/` ` i 4 � t � 'i� ��ll 9� aa , � .,, � 4�nJJ) { �F^� !y +��, � a ,� r�� 4> �, ;: r ,7 - � �1���fi��y�,�����1�� Ji}y � � ' � n ,,((�� " � svt�4�t�k�'�',��a4� F.5Y�7� �'J �� :l: ��� � � { _ 1 � � � —} �4z�� r '� ���' '� t � � AT�t�. `h^ � `L�.+�-."i (' t ` 4 1 � 4 r .... - i'�`�'' �i��SA�� ��R�;i�. 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" �a `tt '� �,-'� � �.; J� � i ' °�. �Ff37� += � ' e i �t i � � � i i'� � � � ��� � � � ° � � r � 1 � ����,�' �, �£�p � � i } � � �`d ,,� i�" !. � "?�S � �t � �i i 7 y � � �� �k � ' � n ,''�� � ? •�- a �+` a� � � i'�' � 'v�d� � a. '�". y 4 J �� � d t a y� � �4� �� � 6�,�4, a4 "C� 1 U.� ��. � 1 1 t 4 �:. � �W' �, � I 16 � �� i. � Y I �,.' M s� i ' '°` yc ' Y� . ;�hy� ""' �' � �o ..a� .,{ �1 � 'tif,d . i,� +iP ;% q � a e� � � S ' 1 i U ^ �f �f R ''°ti. � � d , x 1 "''' 1i�� ' �w '( R i< lM: h � q4 7 3 ��� d � _ JrN Y4,�� ����7 � �a •'�; .�w� � �J� �° �u4. 4 ���.� �.n s �'.� �' 4 �� � � '„� .. / � r ��' L � r �::'�, � �;� ��,� v�-�r� �� �a f � * '�� .�. � ' � � �. { � � ! Y � i . �;��� �! 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"`j �'r,.�� ...rn'..,a ` �. �,+�• �'` Dover, Kohl & Partners, et � -12- Winter SpringsTown Center r , ' I Lal�eside Neighborhood � �, �, , �, ,,� , V 1��� /� ��'(1 �i .'� ' , il l,;i ��`i ,�� -,:,.,.� , u, � �, } . features a boulevard connecting Magnolia �,�'y�_��� ��������3 `��' '� ' �� � ' '' Square to Lake Jesup � , ' � %�- � \ - Q a�i-�L�'� ' �?' >�? `,; �" . o ortunity for public access to Lalce Jesup _ � ,-� � � . ,K .� ,'P. �, �� �.�, � _ pp �,� : ��t� c?,� '� r�, �:F' Q `.��;� f� �,� , with rer � ��' ��>>Q "" . civic buildin site, whzch could be used for a � �. �,v �.�3,n y;�.`�'< �>�� ' , , g , ,; f ��v �� q ���� $ � r ��� ' church for example ,� ��� � � ' :� fl ;Q�� ; ; ���� ;� R���� , mi�ure of housing types possible: detached �' � ''� .«��":'. � � Y :; � h� 4i � }.� �� ���3 �� � � ;�. , � �. t �� ,� �� �� � houses, rowhouses, courtyard apartment �,� d ��''� �` � � ;�� � ' `r� h � �ti � ��� buildings ' � . . . ' ° <�1�►^ . r �4 . . l� a t,� � �,:. � �� �: :� �. � ` " , � � : , . scenic branch of the Cross Seminole Trail �,.,, `�� � ��., ��� l `�j passes through the neighborhood and along �"� ,� ���v>� ' ` ��j,G � � �� ,` #�' its edge r - � � � " � � � '�'����� �� �' � � ���� � single family detached houses located on the � � �� � � ����� �'�'����� `�� t�,C�'� '"� .�' nort.h edge of the neighborhood could malce "`� � � ����� �' ��� ���� �� �.' �� a transitron to the neighboring houses � �� � ��'� �'� �Q� t l "� � V� �� d�rt: �� �� � ��� �` � � r,��� � � � � g , . � �� � , � ��� �: , y �� �y ,r� q � .'�,a�l',y� � � �. • ������,�� d�. ' �� , � I�ypLCCiI'BOUICV[�SCC ��� � ��.I�'� �� � �� �� �� t,��:a `�at� �� �,� � :�4II� ! i , � `' �� a r Y ,�. �� � �r: . � .i, r �;.� y � / �' S 1 t �� t #� � 1 , ��� w �` , - � #A { �,y t � �. 1l .:"� �d{ _ t'.3r ' � t d 4 �aJ � �. i �' ��� � � ��, 1 �� � � � �, � ��t � �z, �i 'f�. - �? '• ,� �-t' 4 � ��'� a � t 'W � �,, �^*. 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P �,f u tN �� �t } L � �E � �� �,`� .s�t� �i � �� i � � i�i�r�]((�f��' �p��`i � ' �{ � '� f I � �N� �� 1����k ��I ����� � i �I � E x;� a I � !'� � � � �. i i s +�';j a i b��1 E!� n� �. � I�' r� �� � �� �it' �fii � wC t���di� t, I 1� f���1 d =�%' � �� � i i i I �ri 1 t , � s '� ti L i ��, ,n � E �! �� fa I� � i j.� t I� �lt �� i ��I�����4��S1 i �i i� I Yo-� lk� � i. �(s{{���fI�I�� ( C ,} 4I'I�'� � � ''J i [i�l� tltt ��� � �� � -� � �""` `' {��� 9��4���.���i.� � a .4 t �� .cm �, �-, �- '� s� � � � � �a r �, ,�"'v�'-� ' � ,� ' �� t : � s:"� � -`�, 4 �� 1 � "� �� ��, � �< '' ` � � � � � F � ��� . e^�� �. 4 F�?� �- � � �; �� �� � . u " '� ,� `�"` t S°"J : ��. �r .e� 4, � ' f a, �, ' . � � ; `� . 1 ,a. �f a&`a . � r' ` x k �; '„�aa � . ��' '�` �� �' � � r . ' f .� v ��S '� �Z {. :�-",�' �,e�� � a3� o�'* ��'�s.."� : yg �'`•"��" i ��� �„p � �,, a � , ,�' q`� �` a � `P� � � u a, �3 a t 1I�{��,�� ' , r< I � v � �x� ��� r a7 '�� � �. . � } 1 n , �' � �� � � ' d � l {� } ,����� , i �y�lb+u t . � �' i � Y � ': '�d� �„vlW��i'x�"1r��fli���d t J - � %ct � .� � 1� H"HYr re �,: � 1, 1 t� n � �inii� +1$. � f �., a�, p� 7��� u� ��+ `{. �, 4 �� ���Nk w'! E-t {' 0. i -s . t/ l:t; 1„v. ` '�� �' � r�� p��. � t � �' r'��r"�����i ���'��h�S��', �. ; , �,� u�+� a+�' ,1 . ..(1 �. n. ._I 11J�, ,i ���� � ���41�tJ�W 4. I., n�5e, i[ _ .�.1 ' s+� ,i`n*`. y Dover, Kohl & Partners, et al -13- ' , Winter Springs Town Cenier i i I , ��� � ;` Tuslcawilla T�ai1s Neighbor�ood ,r � a" i � ,,� cl�� r ,� p ; .` �, ,;�..� .`�1. ° �. �b �;:: I � � b �o q � ,��� � �, � � '� ��� __°—==�-,r� o d a ;"���� ������� �i � �� � . has opportunities for connecting as an , � r�Q p b n �r,� ;�`�.��; ` `� . l � 4. o�, q Y °�� ��,> � integral neighborhood Q � °, ��, °o � � `: � "�'� , '�' ", °�, �' °��� . a new street parallel to SR 434 for internal � Q l4 ° ° o ° o °� � ��` �; � �`'�� V �``�-.;` � �� traffic circulation and to reduce demand on C p o , � �„ �;, a Q n� Q p�` ° �` �'� ~ �; the regional road � 0 000 o�`-°-__�- �; '����'�a ��'��`� ,; • The area between Tuslcawilla Trails and SR ' °�- D — `o° ��'` � �•� , �:y � � � "�' ` 434 redeveloped as mixed use buildings a° �\ ` along SR 434 a�nd residential adjacent to the " ° � -- g G . `'� , o `:;; `° �� ' subdivision '. , � t�or�r�uu� p \ '� existing , � � o , ,, , ; . :;; , , "� � y \/ rc,, ` l� . .._ . - .1�0 l�� �. �. � y : . �� t� , r — � . ' " ...� _._� �" . � a, r� � O. E> (� � j i ` � � � � , �; =. - ,� �� -;- - -- - r . � w `� ``' Tuslcawilla Road &. Public La�ce � [ '� �'� �,r� �� � j � ' �� � ` _ Ir �r '��, , .� e t Overloolc . / t I if .� d � i � . `li � 1 �� � � � �f� �� �' � � i �� ��� � ,' �� �`'"°' �� ' ��' ��`��'� , � � ' ' "'� sidewallcs extending to Lalce Jesup � i�, < . includes � � �� � i� ��� • � ���'�� � � ����` � � � . a small loolcout pier extends into the lalce at �i a�i: �� ? , �'! � ���� �! q � ' '� ° ' the end of Tuslcawilla Road i � i ��� '" ' ' �,�:..' � ` . traffic calming design where the Cross r.� . . � � � . �. ; ,���a,� ���� `� *� � � , ► � ` , �, ' � t �; Senninole Trail crosses Tuslcawilla Road to � -,? .:i a�...,a';� �°� --.� ��. �,� �„.-y� �`' provide extra safety to the pedestrians, ,� ;� a a, � ,�,.� �^��-� %� `��4 equestrians and cyclists �...1� -�. : � ` % v ): �.- :� > 1 r r `� .:.,� ,: �i ; , ,C?.,'• � � � � � � �a :a '� .n, � � j ,� , - q., � � � � �� , ' �r � , v ,�/ , \ l.• ;: � , `��'' , � ,� � � : �� � ,�"� � Ca � �` �. - "�� x : ) �:� i '�A �C�� \. � �'� u �;, � �;� '�'�, ",�r .y� '- r � � �, b "Y d j, / / ` �\ � ' `�ti i., :����4��., 7 �./.� ;�.�-�,:. . �.� r - Infi11 along Orange Avenue � 't : ' �i .., �. . 1 i } � t � � 1 �.. �NliG:��h�a�'i i� � r � � ��'�� �t, t �� � t t ,� �,.:,r' , r�'v ��� . includes rete;ntion pond on south side of ` ,� �`f�.' � r ; �; � �% � � r ti ; Orange Avenue '�,. _ t J y�. . y �` '� ad �� ` ' % ' j ' • ' ! y �; " ' . mostly single-£amily detached houses with a 7 r�.. J � I I/ �� � �'`� �: � � �' ` ` t4 a,�,�'�;� -; �%f?, �; � , � � . £ew rowhouses and apartment buildings ,��,ff,� , �„ � , , � � ��� �• r.� ; ;` ,' ;' ,' �` , ' :�: ' . a new small neighborhood green ' �.}1�.., d�� � �,�.,, ��}i' jf.�/'� ,��. f �!��O , l �� � +...�.�t���'�, �, r, . there is no urgent need to redevelop the �' � ; v: '��` 1 ^ ' ; Q; � '' �� � ` ,, ��� -r � � ` ' �� �1��% H�`" � �' �', � „ i •� �-' � �'t�''�F COilTlty e11C1aVe aTea, bUf. OVeT t,llTle �12 Clt.y , ,� � ,�- � � . � � , �!I �� �.� ' , t` �' � l�� ��� ���,+ 1 :,n�``.-��`��.', .'' p �•; should support creation of a more urban � � N ' . . � � M �; � � �.• t� ��ad � ��'�'a+' a``���� ��" residential district along the waterfront if �� ����� �� ���`°�' ? `7l,4' p t ,� 1 � f �'�-�� desired by the property owners n �� l `� .f i � � \ �' ;�' Y °�� ' � s `Y j� �� , 7-y n i Q �Q� d/� r , .� �. �. i s fi � f,� !? ' � r e � t � � .� � ;;,( ;�``�� �D� ,U'��, .�, . �: � � , � ' � �� ���� � � �(3��� ; .�.. �,. �, � i n< �;� � r°,� � f Cj; ,- �, e ..G" �r :• oi r.} �:� , J�f� . �7 lG��l:: �' �., �:i (� vtV� L t '� p•; tC7.�: .f l� , ���,a�,5tt ,,� {o. ., � e,,, Winter Springs Town Center 14 Dover, Kohl & Partners, et al ' 1 ) f � � I��lementation � � __.._ Phases of Implementation - ,/� ���- By funding this design exercise, the City o V�/'�� '"�: :::.:5_'::... ; . `� `. �=: ;%``�� °°_£ "s°' Winter Springs has taken the lead. The City :� � �1° ,. y �.. = V?: should now maintain its leadership position to 'l� 5� �r �� -� �� � protect the integrity of the plan and promote its � i�� 'l�,'�r� � s,, �' •��., ; grow But the community cannot expect �t��� �` � �- `.,,.. '`� overnment to pay for everything or to sustain � �; - g "��' �`� '�`�'�` �'? r�` � � i t; w h e n p u b l i c m o n e y i s s pent on pieces of the C� ���; 4� �S { � �;����t ��. ,���h.. � plan it should be with an eye toward catalyzing - •°,, �.r:. :•: �ti , ;. ���'.� . _.—.,^� _.s � �,, ,, � ;., ., the next private investment. The initial p ase � ��� 1� �"`�': .� ` shown below depicts a combination of pub ic ��_:: , � ... �:- _�_�:-�;,.._.; ;' � , �..-�=�• .: ��� and iivate investment to implement the x �_.. _��.�; .• _� � P ' s-�" ;� -- Marlcet Square, Tuslca�uilla as main street, and _ .:..... .... ............... . . .;.. ...... P Existl,za Conditions 1998 the ublic infrastructure for Magno ia quare. t; '! �., <� . .� _ l�' v `` ` - • ,, � ��,. _ fl ' . Q '�. �� o � '- __ • :! ` `L,' LAYE JE5I1P ��\ � � • � ���s�h 'E' . , '7 ,. ;'::�` ,�,�., . � _ '', � l \ -_ _`__ \ � � . 'V° _ .— — =--.:_ ��\ _ ��� � i t � t `� ' ,—_-�—�—�� }� __ : : � `� �_ J +,\ t � � � `�� ' '.0 ��►t��+i��i.�, �I���♦ l` .. _.. � � . � _ ta+ ,. !� ♦` ♦ i�.. _ ��`�..,' a*r7 . �� i i♦ a �i • \ �.%' ' � . �. j11 B �r. - Sl \ \` �.� �i`, �I� ; � r� — '� �� ' �� u ���� `,`, ��� � t � SX:1 ^� - \�� �� ,r � \ � � 1 ! q � � _ ` • , 'b.a=:<i� #. k � � � � ., .. ��rrl,J' �\l� � 6. \�''�''.�,i � fi w ��� . �� �... ��: �:: � � � ��-:_.,.. . � -� i. � Y I� �- � . r ' yj ('� � ~ �.. ��y '%U ` A'� � � * f� / � � I ` 1 � � � * +�� �... + � (�. i1 1 't\1� • 1 � � ^ �� � j -� t^ 11 , � � • �`�� �. - 'v'�/�� ..J � �:� �� . y\ t7El� +r. �'�� . . : ... \ . `:W �t��1� ,r �'� - J; � � � . . � � 'v. 'i� � .' � f� � . . . � . .. .��:a1 .. .,� �. � ���*,��� .._��.,':<..,•,' . ! 'TT' l. ��"'r� r1t � ♦ ; i 1 i � t. a `?"-- �'-� i f , i � ; � :. � j , ' � � 'I -----=r-- / � � . . �-- - ;i� i , j/ � P . � -_� ' ; �„ \ �i '� c� / .\ f"""".. - "__;/�! `' \'�.� �, ♦ � . -...: : \.. . :1 .... .. Stnge 1 Dover, Kohi & Partners, et � -18- � Winter Springs Town Center - - - � I � I � The rest of the plan will not happen overnight. Some changes will occur soon while other features I � of the plan are expected to occur far in the future. Most of the future development shown in the plan is dependent upon the first phase of implementation, moreover, the first development ��vill set tlle tone and begin establishing the "positionirig"of the Town Center ii� the minds of consumers, � � investors, and tenants. If the Marlcet Square is built first, but ends up loolcing lilce a strip shopping center, the apartments above shops and other mixed use buildings will be hard to implement. - Worse, the confidence of the citizenry in the Town Center vision �rill be lost. Therefore, quality � control should be very tight at the beginning. Below are possible scenarios showing the build-out of the Town Center over time. � , _ _ _ ___ � l� ,. , �� � :_ ,rs,as�> � � ._'. '. .:� � a' �"� , . ... ' \. ... LASCJfiS(r.p _ — \�� '. L � ., � ` ,- � � a 3�7 �.� . =+ 'Z� J �, <£F '- ` 4\ , _ � � � ��� ��� �� ` ,. � � � � � . ��� ' µ � n �� ,� �, �: , � � �.�J� �' �� � `��,, � � ' : F � ` .:� ~�-�t " /l, �, \. _ f � �v. �"� ► t � +;� 'a� `� r '�""" � ``= 1�,� ,.%�'� ` t' � :�`��� � � �, � ,� �" ..n � �'.,.,_ t ' � � -� �\.`�~i� � `�� � �i� t . ��� �• ;� � ♦ r � Y�� '``�,_ . ,�� `; ��� '°,1 �'Q��� �' ' � i � y ` ,�� �i� � .��\����� z ,\'� r �� , . ��s4.. " �;R l�;; �, � t�." : '��►��� �"'--- �"'''` `�r--... �`� _ �� `�.'.s� ¢ �,�`.��� f :-.� � ; � � � ��� . � ��, , i •l Y `' �1 �/��V }� r�� ! _ '�, / ��� ` '+'� � � ' j '�' , ! �, i �+�' ` �- r:.- . � �. . � .. _�.. --' _ ���a��1';1�C; ' `l� ^ ` 4 . �� �� � . `��l��r' ~�:� � � . . '. . � �� � � ���� \�� 5tage 3 � � Stage 2 � �// �-•--. .. � .. � �� , � � . ••. \/ . �l�r � :� LA28![SL's .\� -.c'.. 1 �.� LAL£J.ESG➢ ..�_ ^ \ `� v� �j� � �M'„ '�.,'�+��` % \ — % � _� . , `� _ -���� �/�� � . � .. ��� f � �� � R �•�� � � � �� �ft � ` . � � / � . ���� _ d a / \ o �. " �: / 4� `��.�% / � •` -; ��,, 1 `-��� /j � � � . �, . . � �\'��a � , c � ,„� � ' • \\ � c `�- �. F �-:�,. `� � b� r+ t,�..,,v . ' \ �\ : � ,�.� �,r.;� �..,�'r'� i: �\t 1 �� I�Y, � � ° � c '..-.,:,,,. -_ : ����,+' 1 I � [ �b r ►."" `�--_ �;�, s `a���� , t�• 1 \ 1 �a�- '�,, tr \�.`�j�1� ��I`! � 1 � `j `.� \ . �( k' at� � ' \��� �� � ,k ,Ui. "�} � �� ;.oi.�. R .�, t. � x��� � s �� ., � . �- : ��,., � �\y �.' .�: �� `�.��i � :�� °��-- } a'3��- v , —�^,� ����.'a�'�� ��M�f�«_.��.r� . . ���� , � � �M'`�. �>f.-" �' �4,.� :♦��;t...:. ��' - --�°`E� �`r �� . :nt � - �' �,� �� r�•r..��-,,;►:�: �:-.= : � -,r�y �� �:�'��,�•,���-, � L , ....., � � � � ,-� �� �_-�^'����''��,�;- _-. - —_��l�,���,��� > � �,,��. .,, ���_. .. s ,� O�� �>, Sta�e 5 �"<, �` ,._ Stn e 4 ` _. � �` ' ' 3 ` �� �� Stormwater Retention Axeas � � � � � . 3� �4x �� �*�` ��� �� ��, �-���� �� � ��``�;_# � �" �, �• � � `� , ;} e. .'y`�i r'� � hy �'�'�� s`� �+ ) �:�x'��4� • Area-wide retention plan frees up land in � � � �# � � �� '�, � � � � a � � F , ,� �;� town center for development y E � � � �, � ��� `' �' .; `�'� z��,k� _ � ��h�;��,� . responds to existing runoff concerns '� �� �.� �. �"�"'� , ��'' �' �, �, � � ' . shortened approval process saves developers �i� ` ° �,' , $Y J''; s ��+� ` n r l t� s ° r t � �� �. °�, � � �- �, � ,. .� � ��. ; �_$ v �� � � �,� � �� time and money and promotes plan , y`�' � � �hd . �;z a . h. F ' • „ � � ; ,� better water quality through more efficient �x r � a�,��; �S y 4 � � ; system-wide approach - �` \' '� f ' ; r�+,, `°'�; , • . if designed well, without fences, retention . �`�=�. . : .-,��.:.: areas can enhance neighborhood edges and _ 19. Dover, Kohl & Partners, et al Winter Springs Town Center � � ' J r M � Frameworlc of Streets and Blocics � M ., . � � ,� , , � " ` ` � � ,: � � �f'�S�{, �'(�'i�tf � ' tU 3 � ��� <i ,.�r;. 1t ,�:� � 1 1�� � t�� � �� � � � �� � � i � �. i � la � � �e: r I ��� i a5t� r {p i �f � �� 1 �� .- i i � i � t � ���� �, 4: t t � �Y t i � � � 1it � 4 ; r � � L r r � I . � �• . 1� � 1 . �, � -:1 : f ' ' 1 � \ 1 . . . � \ `l ' l � l U t: � :� � � � f 1 1 � 1' I t � I7 � rJ 1 � I � : - � i I��IF�yi S���fC� .tti � ' � � f �,� . �'. .d 7 t?'(r . � . � . r -, � � � �{t�ff' . ����; �� �Yt'� � ` � � r. � r �} Y c��� b� ? s i} �.. 7 � ����� �,��: f � � 1 ��j� ����� ��� �' �.} � , " i , 7 I U r .� � .� . r r r ' 1 F�� ��t��s������ �, r v , � • ti i ��`� Gt�r�� 'E'�. s� ,` ' ' ' . t - m. � � � � � � i7P� � ii : ; �� �, �; � �� d i ���� ,�,, � ' � a, ���' Y .p�` ' � �� , ��� � Q ,,' P ��" ,, y + �� � ���� ' � � � t ?; + "�� ' : � + � wY 41 � ��� �`i+i i I ( 1 , � �' ��� �' , ` k ,( 'r � � '�'�'� ,1 F ' ��� '1, � ,' < , i , . n „/ i ., I f1�D�t��P t j .. , ..���� t ,` i lt���lll� �� � n ' S ����.� wr� �-�t'��� � V y a y �i9r � ,+ � �f�`b� � � �: ' f � � a . ������(� �A�j� I �4��1��'}I! �....�� 1 �� t'+l � ti�+ � . � w.'� � ��r ti Pi � ` '�j������ �� r ir � .�'',, � r: �'� �� �, ����""����'� . i . i � �i!' '�i7 ����� r' � f �F ✓ � c�l A ely��� �� �� � ����`f S ��� l �� l ��i . f . � ,� �' p�S i � �i ,{�pt,� � � m 1 \� ..,' :�o � �a,(�.�'� fi . � � ��j�' � .�b�' � "� i _ � � �� a� � � ° iA�i �; {,.�� � '+'� e i,� � t � �+ �, u/ �T �� "` 4 { < �. . �i�-�� .. �• .w c ,'fr �1f f t y3� '�W -� '� � - S f k . � �v I' Af� r , �' t � � �. � ... � i 1 '� � u�� 7� � . p�'u�' . ��� _ t'ur 1�,V r' ,y f r� ��'�GS§���'u ��L ���,� `� �a��'�' � , i "u° � 9�,� � � ,3 fi�'atl����`�;� s d�S�'�� roa � w \n�j�t�� � ,� � fi, �;, 1 B �� � 4� �h s� i ,!� �rf,Yhkr , h ,. �ek � it�'�+��� { ����s���� � �"�j� j� �4�� ����, i, � � �1��'�ti d4i '} ��' � ,:. Jy�.r aq}�n � i � � !� ,r� f � t�.� �� � ' � t�i. ��¢�y��� ��� � � , � C �. � j��,� �� '�� ti�: ;�, ���� � � t��, ;�. , ' < � � a� ,� , e � . I t:, �y�� , }'�'^� 'y," t ' {,�- �� i � ' G . 7 � . .. �1���+���f..11 �:.�.:�. � � � ,Y � � � `��� � 1 l` .. ` ��1 � {� . � 4�,1,� N . . ���.. � +. yYmp � r .ul ��4�F��� ? ��,���� �� , �' i S . . t �Y �� � . 1 � t � � . .:. ::,. �� � ?: i4��.. d ti ' .` ) � � . l� � ... ;. M1 � . { �� � ri( ' Y'��� ����' � ,A �'� ����� �� �}�k ��5 ejs�, �t�i � � � �� !.. > �' ��' ��� ���� �4�r� +I f� �. e� 4 p � - t � � � � i � � � r � �. . . ". � �E t .n� q � � �, ''K�+ y 4dti, - r � ��' �� � � � �����`�� ,,:' ,� ��� ,� << , :� , � �,:���.�,� , �,. � �.;,� �� ��� �� � � � � . . � . ' ;�, k � � , ��#� � . h ,� �. r `� . . � �n� ,� 1'� � � S �� � ���� j i 1 a /� � . ° � ' ,°�,a• � � 1�1�.�,�'�'� � s ,.� ��� �o- 4\ s ,y �� > >d � � `� . ^ +� �,. �� �� r� y �'U`" ��h��t ��$i� \ .�' �) � �' ' �' � -. �^ _ . ���� �� � �� t � .. � . � � � t \ ;\`i�d � ��'+ �'f�, �p��A R �f( �,+ �' � ii r u 7 . .���..,{� . . � .���: ����s� �yn i � �. ��,� �"���� �r , �� �, � , ��:� ; �• �� ; , t } r ��e� � � � ,� � t. ,�� ' `�,� . � � ` � r ; � � ,: ���� � �� � ���'�N�k�,�, � �''. r,. � � �� � , , ; � : .�_;, . . . : : . .. . � . ,, . ,. : „`. .., .: ,, �� «��r �,� s , _ . Dover, Kohl & Partners, et ai � Winter Springs Town Center I � i � � � � � • �_ ; � � � �,, � , � ,��..- �,, , _ , ., ,,,,� � ' � � ��. � �i i �f � r � \ � �� ,��� i �� 1 t f qy j.�.,,' I r` �� � , : "` . < r - i, il � — �� � ' I � j:. . - � , � �!,;. , /� �,�""� �, , �. C d- , < I r., 1 Y ~-•�` } Ed � ��` �f � � .�'`��� � .�- �`; S� � f r f; `+��. � � + �, ��:� \\ � ` r � �* `� ,� �� � \\ '� ` y, �„ �� \ 1 u � ��. 1� ; ` , � I x;R,l.:���s... ' t� � .t � ,_ . � ��`� , .<� � , �. .. . < 1� �' ;; ��µ ., � � �;�'�, A , , ` `�, `; �• { �� �, ,� ��'�. �. � ' �� ' / ( � . � Sq . �` . � , �;,� ' � \ <:� _ �; �� � ��� `�,, "� � ` f r L t. +! � � =�.� '�' �1 � 1 1 1 .. , \\ > �, r- � � ��-� �\ t � � � r � �-�� � �,✓ � `� � � �. lYl DeSlg1 I •.\� `,����`ti li f��, �� ��ai;� _ Predictability �, . � _ ��\� y �� x i� �'� � �-.. �/[������.���'�"�E� �`�rx�, %:�. �\� \ 'v�Fy � � �� ! l r �//� \4F �.�/'i/ ` lci ' �', , ' bi1ity in Use ���' ��\\/ a\�\�"� ��t � llr J���IL`�� � � �� F1exi ���� ��tiv � �^� � « �1 � 1 ��,� r.�� ' -� �, ��:.� ��✓�,,���.. \�A�,/���.C�'`��� /, //��(� ' �i. � � '� �� \�'\� '�� /i ti���/' � � \ r �`� �/ , � 1 '� � `" 1` �+. �-t\�\��✓�.� � � \ /r: "T-�/.i terms of both land use `; \ �� l\. ��, ; , fi;. ,�� , s., ii ��,! ; v�`(�`;' � The plan is flexible in , � ,\, .� , � . `�'� • � � ; � �� J> 1� .� �,,� "°��,; � :� r • � , � � � �t and development scenarios. The frarneworlc o , i4\\ \,\ , /`�, r a wide range of �: , ;�� ,;�.�; ;'j '����, l�Port ��`,a \ `� r , . blocics and streets can s� � i11ustrated \�", � ��`�� ' `�i ='��r ="�`��` � exi ��� � ; �� � � ;-: ; ct , � bility ���,�i ��'�/ �`. � � ` buildout scenarios. This fl �� �, , � ,� '' � , = \ , � f �a� � ��i � . in t es and placement will be \r ��,','-� �\; F jj� � ° �� y � ` � � yy � below Build g yl� n f or the �` ,?�;�� ����<_,� :1. � �; ��� ��; a � .,>\^-i 1 ulated writte �> Y, : � N,:- d\� ��; ,.�., � in the code ,� �-�;,�y,� /,� '��a,�����'`���-�:�;;;�, .;,� ,,; reasonab y reg \:s��;r__� �\�. � / ���� \iy'i'i,<:�; %�� \ � � ' -- ��— C15 < �'� t,���� � . - i � ��.YF�\\\'y.,�� \q� �� ; \�' �� ' \ ' � ��lL� '` � �/' ,� . ��Y plan. <`;•\�. <:���; :�,:��� �� ;., �•--' . � � r���n`y�� \\ � `��� � ' ` � c . �� �`,'�., ��r "1, ���Y'� F �l�\ � S �.` \ � `+� \ �'��-�l `' ` \ l\. � ���VT?� ��\��_:._i/ y /�^ - �� i\\ n { � ��� Tq �'Z i���� '���� �/���� �\\�\� r��� v ��`w��'" ri / � ` � • � i� �.yp \�' � ��:' 7:� II ��1 ° p \ ti � / • 'W7 �' � �y w � �� � � �r '',.�.� a�/� ' w' Y �1i`� � ii��3y� � �.�.�r"'F.G' �'t � ��4\ �?Tt lO��+r�. �CO:.:����} �\; '\�v � f � :� i�y y�ti � ,� 4 � ,�V._.�l ` � \ �\_ '� � . i y F � \��\�'I t,� �\� ``� ,� � ��,f.5.� / I 1 / � `. .yvv ,��\> � � �' '� } � � L .�,f i �` \ �..., , , � �/� ip?j ; c_ �l g, 4 7� \� �. . � �� v 5 � �! �� t n,,�:' �� � , . � \� \ 1 �I'l '��. 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" ` `��� l � � _ � \ � �l �'�" a t\ �:r� `L \> ��' i \ � � 1 . l,� �j �. \\�: � � �� � � ��"�` '�\� \3i��t�y���� � �� ���� � ��o{b ������/ --_ �3��:�5�:.: <\\'`�� �'`�,�6��:i��� �. . . ��( �'�y;)71(f������� �(� ��\�l�,F. \ y \ � �.�� � - -„'�. � \ �����%ti•,\ .�f��.�%�/.��\'� l \ _. - - =..r�� - 7 `_�\��. �'4\ ��� J\` � � � C� �� , \�' ;r,�i� �:. '�.`. ' �:�_.:�. f r- � ., \� ' `1\ ---- -- � ��� � \ ��7���,•4 � `i �; %tit� \'�:;. . 1,<r: ���y,?�a '��;� �,v�:: � Dover, Kohl & Partners, et a -22- � Winter Springs Town Center � i � � Next Steps � ' Comrnission should imrnediately pass an distribute the new design code, highlighting the 1. The City reforms and incentives. Adoption-i�l-Concept resolution giving the Plan � of�cial standing. S. Continue to p�'arnote the Town Center' coficept and This will not give the details of the plan the the plan. � force of law at this stage, but it will send an Secure ress coverage of the new vision. Parade important message to property owners and P residents that the City Commission supports the image ubl c meetin sea p e��1 bsnon � this plan and intends to implementu � also pable TVpin travelling exhibits, on poster � principles. The Commissioners sho authorize the drafting of a new graphic code p.°S hla htin omo n t W nter�Springs. � based upon the plan. h g g g Encourage private investment with incentives: 2. Con '»n physical and r•egulatory conditions. waive feus,leubu aic im rovements t ights- � .fi land, co p p P Base information should be checiced with of-way with private projects, provide free and re-a roved designs. And above all cut red � individual surveys (e�sting or newly a e por developments that follow the plan. commissioned) to veri f y property lines and p right-of-way dimensions. A district-wide � � solution for drainage �water quality should continue to be pursued with the St. John's River 6. The C �rnent ou rocess a�a not ge the Town the develap p � Water Management District. Center star soori and started well. 3. Cofiside�� performing a residential target market For exam le, the City could undertalce capital analysis" and an absorption analysis for both implovements to public infrastructure � residential and office development. coordinated with the developers' construction of y These marlcet studies must be performed by private buildings. This effort would be specialists in economic studies for traditional a visibiaty.tForlexampleothe City ould agree fieighborhood development. These tools, while �mited will rovide insight many investors will to constructa a d f rst lpobbloc�l s the � 1� , p want; compiling this informa` i o n of us nlVpubli main eetZwhile the dev opers construct the City expense is a reasonable y g buildin s that frame these spaces. Such an � resources to diminish the initial rislc for incentige, if practical within government "pioneering" developers. resources, should naturally be offered if and only ado t a new aphic code following the if the developers agree to i he place envisioned in � 4. Create and p � the plan and illustrations. plan. � Create a specific, simplified, graphic code for the Town Center. This code should be a wholesale replacement of the existing zoning. This would give the regulatory ideas in the plan � tlze force of law, and should constitute pre- approval of compliant projects. Widely � Dover, Kohl & Partners, et al -23- � Winter Springs Town Center i � i � « � � A+ � � � P�.TN�s DOVER, I�OHL � � t o w n p 1 a n n i n g 5879 Sunset Drive, Suite 1 South Ivliami, Florida 33143 � - �I ' I GIBBS PLANNING GROUP, II�1C. Retail Planning � l0 i West Bro�vn Street Birmingham, Michigan 48009 � � L DESIGN ASSOCIATES, INC. MICHAE � Landscape Architects 400 West New England Avenue Suite 100 � Winter Park, Florida 32789 I � � � ! :• � , � - - �,,, �, � � � � �, ' � y � � � O �a � .� a � y p � y � a � �� � 0��� *�� �� 'U �° �� �� � �� �; V v� H � � w W � � g fi�� ��� �' '� � ��,���� �� � � �� `� � � � � ������ � � � � t ,� � ��'l�i � '� a � � a �°� � x c � � � ;�'t�`c� � r � J v� �� � s� e�&�a `� rw'�� � S " . �' k' _ �� r;' �"� � � � ��� (��'F�� � a� �s�'� '� �,'��6h�,������ °�� �,° r .'� i a ;r� �� � ` i �a q�`,� ��+���s s� � P � ,� �; �� +� �� ��°� � e �� �� � �,. � :�4 '�,�a' � � r ; : �= 3� J r s ,�� `� • � a,� �. �.. 5� � � �n � �# :. � �, g . m # }�- � �§���� f� 'S �p� �ga e,T.� P � t r � "��� �d�`��6� �� � � � � � '�� �� � y��P i� ' � 4 � t� ,l� .���a �� � i "� n�.,� � . p � �� � ���a� # x ���e�e's� z t �"��r� i �"� £ �g�.i ?� ��,������'�������j��o���'���£���' ,�#a��' �,,� t ��1 �' � ��,�'��� ��+ �I� �`°� € � t r� � �`_`���� �������,�;� . f i { ¢ 1 ° �_ hr,��'d`#t ��� � ���r 4 � ��y �,�° ;�,��� '�' ���� T � � r * & ��� q���+�� yj �i i ����,�� �,�� k� ,�,���R���a�����,���,� 0 � ;. w `��„ `+,�. � �r �i . r �� �t� .f'a�"� �� �" .i',�se` § ��'���� ' �Y� ����., � � gf�� �i� �,p;� ". �+� ���� r�'. �g��'1+�� `� {� a F t'�' .G '*`�� � � ���,��g "" v� t � :��i x a a � �� ���.���".����"�" ( �' � '� � � �� � r '�Y,� '� � �v ,„ � �'��� �{t;��'� �i�f `�� � � C/] e��b�m� �d�2µy ��"�"�'° ��,,'�i i��,`', c ' '���'����,���'�p �� 3�, t��' ?�, '� `���j��� �"y`�' (�$ - � � %��r y �� ,, � „ �m � � k, s � , � t c, t� s"'�� �� d �'` � ��u n� �r °� ��"'� 1�'� `� ' ' � �'�i�� ��?��"L�Y�,���a���'-t `�e�.�`�aa �Y �w� `a?v . •.—I � bQ �k+� t 4 �7 � €' ` �: ���° '.� ��` ° ��a `� �° .�, '��.. $t "` �'�"° �`'n, w � O � a� � � � f � a � r NK �s•. � ... 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Winter Springs vs. Venice Scale Comparisons Town Center • Winter Springs, Florida Marcly 1997 Michael Design Associates DOVER, KOHL � PARTNERS Gibbs Planning Group LandscapeArchitecture � o tiv n p 1 a n n i n g Retail/F•.conon,ic�nalysis . ?� ¢: � � ����;������.� ��.�� I � �TLJ�� �� �, �47' �,�PP �'OY4/PE �f�1��'1' Lf� ������ ����.�. � F�o��da ��,�fi�� ���, ��..: � -- r ' Jt 1�_T .::; , :. �ti � m e �f � � i- �'�"' -�r 'y„<- r _ � � - ., � r �- -'�'`-�� -N�: � �^ �� r-a ✓ ' . �:'�;� � � � c � ; � 11� ;: _�'� _ . _ ��� _- _�A'-���'� ��-- �,�i'� � ��� ��� _ _ y ��� . r � , i, � � ' `�— i��;, J� ' � 1 :.,� � :p� � -- _ ° `: � ' �� �' �� �� �� . �.� � ,i; � :�� -_- � � A 1 Y 7� J�t � .,� I I I � / A �' � ( ��ll.. .,�� t ��,� tl m�°�������Cl :- .v� ����� ���' � 1 �.- ��� ` �� 1 ,��,� '� �, � �. ': t �I� jy '. / '+� � �` • �H�, � ��v`, � \ � � � `� t,-i � `� �=�� .�� � J �" , - s � .•� t _ ,� 4. r fit r� I �� + .'.�' / '4 " . . . '{{ I��II I ���Mn/� �'' � �:r ��� � �,. `, �:.� � ` L 'j � � � � k.l . t+ I ' ( _ � ' � ���� ; rII �'�.�; �. �~ ��. � I i . r.' . 1'j: I I. 1���.i t � a'. t* " ^ ,� `, r . �, ' i� �11�� �� � ��,i -' ,r� _.. / t'1 �}' � �'��'��� ^ - . ��' I . .� �. ; � - .� , I�,� �1�:� I ..� . . !.. , � 7 �. � � a i � I, i�� �..��?i� � . �ar.9 - ��- d., T � ty !'Y � � �� �,,. ' ., s +: 1���1 I � .��+ . s3 �r�,.,,� _�; ,,, ,���,� , �� � � i ._ — �.�-{ r� �� — �� � � 2 �� � ��:3 ' . . �.�C ' i . �. !�'k:" .. .. . . _ _. . _. .. .. � 1 - . � �� ��1 � � . � - _ ��� {� � � �, { � e �,; ��� ����� ������� ������ ��� � �� �� ��� ��, a��� ��° J � �� �S'c�c�z��°our�c� Gibbs Planning Group, Inc. (GPG) was retained as a consultant by Dover-Kohl and Partners Urban Design, Miami, Florida to conduct an evaluation of supportable retail in the vicinity of the ��� intersection of Sanford Oviedo Road (Route 434) and � �z ; ��` ' Tuskawilla Road �or the City of Winter Springs, Flarida. This �� study is in conjunction with an urban design planning study and design session conducted by Dover-I�ohl and Partners Urban Design, Miami, Florida with Michael Design Associates, Orlando, Florida.. Currently operating at this intersection are �� Mobil and Citgo gas stations and a new McDonald's. �� ��, $� �� � � ` .` ' ` � tif J 4}.t �� ��� 1` � �~� °�� r�a i% � i�' y `C� .��yY h r.�� � ° .;�. , . �� �.,, fI � Y� � 7�' r� � � 1, '� SI � � � � �����`� !r � �( � . � , r ; �: � i �`: ti f ..-���1 *ar 1 : {:(�� t+ f ' � � _ �'`�"' � ' � � -a �� 1 t �. ' �2f� 1, 7' .�'� j ��,�. �, ; [. � .�y � . . j ( iJi, � '`��i '� : 4` � � J j / � �� � �. ��� � ( ��' i� � .Q1 � � � "k.k �+� � 1 . k/r' _; � f / ,� +� , t , ti r � � .�� � � r ..ri 'y�� \ � � '.'� ��� _ . r � t � �I��"�t���-a����i+'T-+ ,� r � , - '4� - ' 1 � (I� � „T►:' � !, � � .. � a ♦.� - � '�. � �i ' M �111: R 'I ' � 1 . 1 '1 � Y T . — .. .; �.. �_, , . �� '• � � ���.:,,�z"Sy� �i G i. � . ..-_'_' . -4 . ,,._. . .., .. �___ �-=.,, __ �, � .. . _ .. . :. � �.. ..- _ � .-� � � .. . rx � . d ip1.. - � -�- � �.�ir.:�y� � � f"'T"'`"-e'—_r.-_ q` � -..t 1 1n ' � � � �� ' i s,� �ti .�y�� �� r i� �� aYb ,,,,+� if �Xi _ r� ' V] i}� in� Y �,��� a J,.. � �?�� � ) , � itkti� { � 4�;1��'��� T '� � ry � ` s ` i � y t 4 � `' - � ' �i � } �'�.� I �',���'; '���'��� k��� � r � 4 , f� �� 0 .c C�i � "3. � .e�� .,-4 1 �n,._.5:�� ^ . � _ � ? -.'� 2 `*'7;.c; �'� - . ._._.�. ' � ... .,. ;,5; w ... � _. A recerztly corastructecl McDonalds clrine-through �°estctztrar�t is loccztec� on t`he north eczst corner of t1�e proposed conz»aercial to�vrz cejate��a Otherwise; inuch of the land in this vicinity is und�velop�d. - The coininercial area, as proposed, includes the four corners of the intersection of Sanford Oviedo Road {Route 434) and Tuskawilla Road, and is part of a larger study area bounded by Lake Jessup to the north. The study area covers 230 acres and u�ould, as planned, be developed as a traditional town center with mixed uses. 3 �- . � , . :_. r �5� i" z �_ ; ,' �. f �/, ! .. �:,- � � i �� . �. � � .�',-+! } f+. �y� �'�� �� � �t ti�.r 1 � ''�,p�v� �3-s x �'r� � � i � '� � � . �'�'� 7� ,�' a.. '� i.�.i '.' /, �. • i 5 ^" *'r�� j � �_h � i$1 i , / ',y 7 �.i� p +jti'•L " �.� . - _ M.��r� � tir � v r � b � }��� �i / µ S d ��'�'��T�• is � . . � ' •�' � ��� £ �`F� i �� � . � � �_ . t � ' � ��'_ '� '� `i��;�" .. � .�� 4 � ��'� � - ., � , � ... T— _ ,� I � :.._. .4 b'� � ,...� �z�. , ... , ;. w.t.a`a'a� �p 8 i 5-. Y4�' " �'- :•.. - - .. � _ l. _ - a ....t_ . ` _ __ � . , ... . .__� _ _.' ... _.-.. s .-.::. ,-- — . -� _ - . � ....-------__ .: � -. � . . � .: .. � . . . .. �.. March of Jhe p��esent housing in the YVinter� Spr•rtrgs comnzarnity is zn gcrted neighborhoods that. are rzol cormected to orae c�raother. Finally, based on the population and demographic characteristics of the trade area, existing and known planned retail coinpetition, traffic and access patterns and retail. °�� gravitational patterns, an assessinent was developed of the { proposed retail component in the commercial area which would be part of the 230-acre mixed-use town center development. ��sumptzons Any market stt.idy uses not only the available einpirical data, but � 1 o field evaluations and ualitative judgements. Should any as q of the study's supplied data or assuinptions vary, the findings of this report may significantly change. It is important for the - readers of this report to understand that the recoininendations of this study are based upon the following assuinptions: I l. A stable overall national and regional economy. � 2. That there will be no large-scale new urbanisin town � centers constructed within the identified trade areas that ` x would be equal to, or larger than, the proposed town �� center �,t the Winter Springs site. �__ _ g � _:J ,� ---..� . � � �, ,, m�., � i; � �� �� 3. That the residential compon�nts of the proposal be implemented as a new urbanism project and that the commercial corriponents of the project are designed ta link with the adjacent neighborhoods and road networks. �, 4. That the population and other demographic data obtained from both local and national sources are reliable. �� 5. That parallel or perpendicular parking is made availat;l�, at storefronts along Tuskiwilla Road and on streets ir1 $`�, and round the town center. 6. That speed limits through the town center be reasonably � limited to acceptable levels for pedestrian crossing and shopping. Tlze Trade Area Tdvo trade areas, a primary and secondary, were defined for the proposed retail component in the vicinity of Sanford Oviedo Road (Route 434) and Tuskawilla Road in Winter Springs. The primary trade area includes residents of part, but not all, of Winter Springs. The secondary trade area includes the balance of Winter Springs and portions of Oviedo, northem Orlando and Casselberry. Residents living within the primary and secondary trade area, as defined on the attached map, will account for nearly all of the sales of the recommended retailers in this ��, vicinity. Minimal sales will be achieved from beyond these # ��� areas. Please refer to the map in the Appendix for a visual depiction of the trade areas as defined. : � Demo�rtapliic Characteristics ;� i Using data from National Decision 5ystems, population and , n .. demographic characteristics of both trade areas were obtained. 7 . tiq � � k ' � - Total Trade Area. �.; Y"� �� � The combined primary and secondary trade area has a current �� population of 53,000 persons. The total trade area is expected rye �; to see a 19.3% increase in population to a 2002 trade area total ''�� ^' of 63,300 persons. Average persons per household of the total �;a ',� trade area is 2.58 persons. This is similar to the national average. The total trade area is quite well educated with 19% of adults having earned a bachelor's degree and 8% having , earned a graduate degree. Interestingly, in the total trade area, 54% of households consist ' of dual wage eamers, while 11 % consist of three or mor� wage earners. Therefore, any food component recommended in the market should be strong in prepared foods-to-go. The median � age of the total trade area resident is 35 years, similar to the national average, but less than the State of Florida median of 40 years. The median household income of the total trade area, g: ; currently estimated at $49,000, is expected to increase nearly 20% to �58,600 by the year 2002. �� �;. ' SITE CHARACTERISTICS Location. �: _ ;� The proposed commercial area will be part of a 230 acre mixed-use town center development. The commercial focus of ` a, `h `� this development will be the corner of the intersection of £ 5anford Oviedo Road (Route 434) and Tuskawilla Road in �.� s-� • Winter Springs, Florida. Most of the 100-acre parcel is undeveloped; however, a small portion of it houses a municipal �� ciry hall complex. Further, a portion of the parcel includes a municipal park (Central �Ninds Park). ,; . ��, 10 �" r �� _ o ' � oo � — .o�� �\ ^ �..�� o � ¢ ��_�vb e.�re fssi•r . L .RAIe���b ' . �.. - � lit'� _ `` �ti � / ) ti ' . - . � � o - {, � I . — ' -- °�ur��� � � n � � ° ��� . � / O =• _���� � ag .. � C :o �\ -' ` 11 � IIfIj . . i . , v: � �i� 3p: _ ' �d p "� � I ' . r� � �;�� �� � � I I� ' �_ � � ro ue' i rJJ�I �' � , �`°��, ������ 1f �,.,�,�� - � ��x. �°� o� � � ; a °� ��-�� ' ��;�� - � O - e � ' � , ° , o����� � � �- , T ,: � - oq wllp2 ��� �+ "- � b o�eC /} � z 'C ��� �,� � � o.:� o > o �+. � � � 0 . o .: P .. Ltr �� •� �� /. �� ; • . '�.:.:.::. :-;. �-� ��`��"� ��,� .,�: � �,_ The study area's 230-acre parcel will incorporcrte a mixed use o�residential, L O�7CB, CYYfC�QC077TIItEYClQZCl2VElOp771C)7I2YIC0I77t3C%. raa� . �,2;`t1`�"c�l C'.���-'�� ��/�tx��' ' ' above-redtaced master plan. f°Y The study area, as defined, is not in a regic�nal location; thus, � `��� regional access is very limited. Highway 417 intersects with Sanford Oviedo Road (Route 434) approximately three and a half miles east of the proposed commercial area. Due north of t � the proposed mixed-use development is Lake Jessup, which limits the ability of the commercial development to pull from � the north. � ,: Local access to the proposed commercial area is adequate, �t � though less than optimal. Sanford Oviedo Road (Route 434) is k §��H a two-lane road with a turning lane much of the way through Winter Springs. Tuskawilla Road, though not heavily traveled in the immediate vicinity of the proposed commercial area, is � well traveled by Winter �prings residents heading south out of Winter Springs. Route 434 turns into Orlando �oulevard approximately two and a half miles west of the proposed commercial area. Orlando Boulevard intersects Dixie Highway (Route 17/92), a major north/south commuter artery. �; 11 � �, �f� _� neighborhood and coinmunity shopping centers are located � along Alafaya Trail, near its intersection with Mitchell '� ` Hatntnock Road. �� Please refer to the map in the Appendix for a visual depiction of the trade area, as well as the attached detailed population and '� deinographic characteristics table and coinpetitive profile. ,, : �C'�IY�MEIV1D�fl �']IOl��' As a result of our analysis, we believe that the cominercial �� component of the proposed mixed-use development in Winter � � Springs, Florida should have a combination of cominunity- �„ �` oriented and neighborhood-oriented retail. This center will be geared primarily to residents of Winter Springs; however, consumers will likely shop this coinmercial component from �� western Oviedo, and northern Casselberry. � P--�-�� � � � �� � � ��� �, � �� �°,�s��'� � r . ., Y � 1 , �' r ,� .Y� "`.'�' �' . rt �'� 1 „�—,� � * `�I � � . � . ,1,-� ,�`�, -+ �1 F6�. ��7�' �.� ai � �-� �,�r ,+`� S �y . y fi � r y r'� �wEm�ir�'4°�a �',� �� . ' � �'� � 4. �..h��lt'���!��1 'F.r_ v^ �i�i��� �..-�i � � ��G�. �,� i _ y �'�u6L��` �td`�''`"71---7'� .�7,� - , �r,����"�`n� , fi�.��,� �� � � -�-- .�--: .�[+; � � }� r :�%r .a i e_�_ry = ) �Y� '� ,,_ .� � � R! l �.,�:.. ^. � �� r . �f, - �k,�...��.1` {' �:. i . i. �� - - � � s r� �rr,+,. _ r � � Y - e . `� � , ^.k v 1 � ^ -r` `� ��e 1' � - 'S� •� r ' �� � 1� .71 �=-.. .J i j �� 'L ,� r , ,� 1 =, ^� � �,—a� � �..� .�a � � � � , � s � , _ � ����� _ -�� — rx,v� „ � ��� '; � i � , � � y, r�. � � � l r � l � ' i. rr • � ,• The de>>elopmer�t at the study crrea site will tcrke on a eomnnrr7ity flcn�or thczt i�aco��orates stroj�g corznections beirveen the neaglaborhoods and the commercicrl center. The proposed sqz�ar'e �ictarred aboi�e will pr'ol�ide cr connection of ��eslazn�ants and other uses to the ��esiderztia! c�reas. Given the new Oviedo Marketplace Mall, located approxiinately four iniles to the south of this proposed inixed- � 14 F� � _.. _. — � _ _�_ _. � �w u..:.�. �_ :�, �i �` use develapin�nt, the coininercial area in Winter Springs shauld ��`� � I coi3zpliinent; ��ot cornpete with, the inall. Therefore, it is �.n i i�nperativ� that the recoininended tenants'appeal strictly to the ;I � nearby inarket. � It is our professional apinion tha� approximafely 92,500 square ��j �� I ' feet of retail is su ortable near the i�atersec�ion of Sanford ������ � �<� � � ) pP ����� �� �� -�-:9� Oviedo R�ad (Rou#e 434) and TusP�a�villa Road. � �,: ; Tollowing are our suggested tenants for this vicinity: � 45, 00� .�c�r�a�°e foot .secpep�narket, preferably ��� ' strong in perishable departme�ts and prepared � f� ��� � � � fo�ds-to-go such as Gooding's. Thoug]Z there are � �� � �;� �- � a signi fican� nuin ber o f superinar lce ts :�� ; su�rounding Winter Springs, there are none � _ within the town i�sel£ Given the better deinographics of the area, it is i.mportant that �this fac�d store be strong in its quality �erishable j! produ�ts and sp�cialty z�ods. �� , _ � � 0, 004 squc�p�e foot chafrz-��rientec� drr�g�tore, ', ��� �� ��; suc11 as Eckerd or Walgxeens. !�� � � {� � � � � -� , ��� � '� �' j� ' - � � � . � �` 1 t � � i � � i - �;,�%.�''� �` � ����� k , ;� 4 � -�r��;jt _ � 5{ �;� � �. � � _ � � ��� ��� -.. � � � � � � � � r �,�� �, ��.e � - �� �� � �, � ,. � � �a�r, r � ��� �. � . '�.�., . � � fT � r I ` G f 4 �� � K �✓ 1 i . t 402r. vK � '��.� ~~~ - ` . < ���� J. � �� { ����,�� , .�� tl+i ���tr ; .� i 1 I _ t _ � . .I � � �� � I�� r�1� ' i I� iPl � 1. _ 'v . .. . ., . � , ��. —._ .�,�.-� - �~ � � � i - ,�� _— v'�: ,- � �� �� �. _ � �x'� $��"� � _ �.� '>,. ��,�s ��?�� £ � `.. � --- _`_ � � � � � � _ � � � �=. __= rl � � yf� 'iL_ �.� - �"' .. �>. r»'1 � �rv t ; � �.., � k a,+� , � . _ "6"3.� tr �� _' � � � � �, �' s� _° � �g.` . ��, ���� � 15 F ' r� �;'_ � � 9,00� sq�c��e f'ee� o lacat°s�avar�, to ii�ciude a store � � ��� � such �s Scoi Hardware �vhich sells pain�, �� ; p �'� '� �� wallpaper and general hardivare i�ems. . ;r ���� � �`� �� H � �"�� � t � 9,��0 sq�e�aa°e f'eet o �°��taa�r�n�¢�s watd� lzc�ue�r°, to � � ��� � � � ,. �� x . ;�� ,�, � include a strong, quality-oriented, family-style, �--- locally-based restaurant. We doubt �hat any . �,���� ,� �;�' national chains (slbch as Applebee's, Chili's, Lone �- ��;,�� � Star Steakhouse, e�c.) would likely deploy in 'rn� d`� �� �. ��' ��"�� ° Winter Springs. A strong local operator, well- �;������ � ^ accepted iii the Orlando inarket, shot�ld be the �� ���� �� �� target of leasing efforts for this sit-c�own �����:; x x:�, „, * � � �� ,�� restaiiran�;. ��, s� ���.'� ;. ,' �� � a 2, 000 sc�uat•e feet �f �d�itzmr2czl_ f'a�� fao�', to ���� ���-� �.� � = complimen� the nearby McDon�ld's. �� ' ��: ;� '. �� ��- �- d 2,200 squc��°e feet af ot/$e� foo�l, to include an x;� ��� > � � � _ �` ��� � 1,100 square foot coffeehouse and an 1,100 �� � 5 � �� square fooi: yogurt and ice cream stand. �, �..�z .r�. � - �� � � � ' , � � �,� ` ,g - _ � � . �� � -- _ _ . -- __ -_ � � _ _ -r r- ' _ _ ,��� --.. _ - _ - -- �`����� � ;�y` _� ��' "�1'�'rT-,^^1 •t`t ".�� —'�-� T� ��� - _ ` . 7 � 1 '� � : y � ' � 1 � , ` � r n q . ` � � . ,. . . � : �.'a � ,. ° /? q - _ _ _ . ___..— ... ... . . . ._. _.__. _ }, � �, � � ■! Di■ � ■` E° �.��.. — �,d � � ��� � a ,� ■�■ _ �5���� = <��" � ■�■ � _ ����.�i�i FE . "`���� � � � :Q��■ i � :. �����u�� -� �. ■�!`•�! ' ���,s�� :F� I �,� ' � • a ■ ■ H � � �" � � G,— . �.�(.. s : � �' � `� � i � � � fJ/ �, : <<�,,I � �� s � �� � �:.. � �,,� °� ��� ���� � , z. �� �` �����". � � �j'r f��� r.�r'�n��pt ��"� � � ' '� � f .�. ���r� = l,.i „ , . . -� , r i � � + ` ..��..-- + L-"` Y ��!'' v a � e � �.��.. y ?".�.n.--° � � . ,_,.a�""��,rs-- �. s� yy� . � � �� � f � r 'C�� � � + �. 1 a�'� � r � . t � � 1i i s � �( 3 'rt-�r t�C ti t � � - �� �'� ��' F,� r�lt���* i�r�� f r u t. � r Pt �.�. � 1 1 1� �,� �-� t�_ � �'`t .. �t � �1 �«k 1v.�?,. , i : _ � � ::�._�,'. � �. -' -_�.._� _.'!� �,�.�. � �.., L. �i r. i.. ..��5"wr � . �._ �.S _ , . . _. ,.... .�_.. �i t � y �� A Brzreggar's Bcrgels or� ice c��eanz s1oi�e nzcry be one of a nrcTnber of food �° }��° specialty stores in the to�vn center. � � � G � � � ����� 16 �� �" � ,�� � ;`� ���. �� � ��_� i �� �� � �y � 4' , . d 2,500 �qur��e fee� o,f `�at°cd c�nc� �af� �iz�p�, to include a Hallmarlc card shop. �,' --` � 4, S00 ,�q�tart'�.�o�t video stot�e to include a chain _ operator such as Blocicbuster Video � � � 3 a 9,500 s€�uca��e feet of m�scellc��eeous s�tor°es, to include a 3,000 square foot daycare center, a ` 2,000 square faot re�l estate office, a 1,000 '' square foot store specializing in window treatrnents to appeal to the new housing in the area, a 1,200 square Foat beauty salon, a 1.,300 � square ioot dry cleaner and a 1,000 square foot ����,: p inail and pacicaging store such as Mailboxes Etc, �'�, , . � �, ��:� _ 4�.h . _ .. ' ' ..�..,,, -- �----�-� ���'�� -�`�- � - ' � �a� - ��� ,: , � � `=� ' ����;, � `��'�'���� , I - a �< � - ; ��' - ��� .�: '+, �, :;; ���'`` ��� _ � � `� - � Q � ��8�� �'��� „1 - ���.. � - _ ` - �. �I-� � � � - . _ ., ����� 1 � i ����; i „ .____ �' r �,-.�� � • �:_w_�=— --�-- _ �- _ - _ �--���,�� _ � —� � _ � �, ,� � � �'. �� �� , _� , � -�--� - - { h� �� -�,- �. _ - . - _ . �-...7� � . _ ����.�. SS -=�,---.__ .. In crdditron to the proposed comntercicrl developnsent it is r�ecom � j1d�� that ,,� the secorrd ar7d thil d floors of dhe commercic�l structarres be iased or• o ces I o�� resrdential zrnits as pictarred czbove. IZationccle The rationale for recommending the above tenants is presented below: � '- 17 � �; I �� ��� ' �- �,�}� ' F; �.. ., � ��; � � ; ; ��: �#�;��� 1j Sub�tantial and Gro�in� Tr�de Area Poi�ulation. � ��S ` ���� �' �� The total trade �rea, as de�in�d, is substantial, �urrently ��. � :� ''�` �stimated at 53,000 ��rsons. T'hi� populati�n bas� is ;:;:; ;� expected to increase 19% �o appro�imately 63,300 �� � ����$#�' ( persons by tt�e year 2002 and up to 65,300 persons by ����� I _. ��� the y�ar 2007. This papulation base is cornprised �f �� h�� � strong, dual �a���eamer ho�s�holds �rith an aver�.ge rriedian incorr�e currently estir,�ated at �49,000. This median hous�hold income of the total trade �rea resident is expect�d to increase to $5�,600 b� 2002. �� ,� �) I�Teed for a Quality°Oriented �upermarl��t. Ther� is `' � ��� ��; , �� ��.� ; currently not a full-service superrnarket in �inter �. �prircgs. M�s� VJinter �prings r�sid�nts travel to th� intersectio� of �rlando �aule�ard and Dixie High��vay to the west, the Tuska�illa �Zoad ar�d Red �ug La�t� road int�rsectidn �o fhe south, and to the �tout� 434 (Central Avenue) �or�idor to the east for fh�ir su��rmarket ne�ds. Gi�ren the better demographi�s of the area, we suggest _ that the full-s�r�ice food store be a stor� such as Gooding's, which offers �xcellent va.riety, quality and sele�tion of p�rishable prod�acts and prepared foods-to- go. i7Ve believe that this major supermarke� ��ill 1) be the stron�est destination �n the cornmercial component £,��� of �he mixed-use developmenf and 2) provide the largest �� �� �,�� �"�`��` ����� �� number of shopping trips to this location. � � �� ; ��;�;. 3) The I�1�w Growth of th� Area �Vill B� Hi6her�Income - with Hi�h�r° Hou�in� �alues. A.s mentioned at�ov�, the ������� . . ���,����� £� �Jinteg �prings ynarket is experflencing a signifi�ant ����� ��,�� ��: �' �� population gro��th. The estimated median prc�gerty ���� ��� '� value of the priinar� trade area (��hich includes parf, but � ���� � �� ��� �, �=- not all of, Wanter 5prings) is �93,000. Hov✓�ver, rn��h ��� _ �, � � �� ��� �`�� ��� 1 � � , }i � _� ���� � , � r��e, , i �� � m � � �. `�, of the new housing gro�nrth is of a higher price point, which will biing rnore affluent residents to the area. ;'�'' ` '� _ ��r� . � ��, , �.� �➢�v�fl� ���� o� � �9���im��ion �et�al l�[u�. Coinbined, ,�, � the de�loyinent of the full-service supennarket, full- ;�' service drugstore, si�-down restaurants, har�ware store, ,� video store and Hallmark card shop will be a strong destination for nearby r�eighborhoods and the � coininunity at large. _ �,�' . - <=ys�y' �-��„�-,�r �, — -� �� . r ,f^ ' '�, v �r L,-' _ � 0 .�, r •�" -, � � � z:;J z'-+�y �' < d.,,_ � � �.. � �.-�", l i ° � �� _ R . _ - � t ���`�-�-r � , � 1 fi � r� : . , . := ���:a �a�-� �- � .-; ' ; � � �.� - � _,� ' ���..r �, �; � ;�� � : ,� ;� :�'{ � �� � z ti � g �� � � �, s �'.'� �-;�' � �� � ., -- � -- ... ' - �''- --f.;:'I +� .,c - L ; �i :�. `: �. ' 'n .�: .I:� �I�� .. � ���II I ' _ . �` �� u3r '� b � �ZnS �'��,�, , \ . �� r , \�"�;1 ` : II �1` _ ` , r! .� ':ll � t t r"\\ � 4��' i� ���.'���L� 1 ,''i, �i ; ,� � , `�S. �,�• �`���,� f � �� � � � �4�`�-� � - `�� } �� �t ,� "_.� 1 ��. ,..- � �� ,�e �� � � � � � � u � 'S?� — :i� , ' h � "�� I "` '' a �� ' �-- _ _ �_ �,, � ��,__ , . _ '_ - _ :-r � f _ _ T.. � =�' �� � � �� aY.ri � �. . - �� � � ��fr� � l�' - � � - �,�, ti-si � [. ,� � i .�-- w �--� �-. ' F -,� y .� Y � � -a � � � i .—. r l � �, ' r �-"i � � �1 � J J --� � - �) ^ '4- .'� ' ` J � — .._ ' r �- � . � _...��� � elo n7ea�t o�a destiy�cztiora orierated r•et.c�il hc�G �vath restnirrc�r�ts, The dev p .f �' 3 specially stores c�rrc� specialty foods tl�at ties ir� ii�zth civrc and otl�er uses is a c�e.sir'ed goal of this pr'oposed c�eti�eloynzetzt. Pictarl�ed abo>>e is cc con�moj1 ��� � ar•ea i�r� Sar�for�d, Floridcz ��vhiel� �r'ovides c� �-rniqTre shopping eni�rror�r�7en�t. � • ` ,� 5) Sti on� ������ ��affii���ntiom m� �l�e ��xi he� y of �h� w 7['rad�. As lnentioned earlier in thls report, there y � ,m. � I are a significant nuinber of neighborhaod and �� �� �� community centers and the new regional mall, which are ; �� �� � located on the periphery of the �rade area. As such, Y � retail dollars are cunently lealcing out of Winter Springs I to the coininunities of Longwood, Casselberry, Orlando and Oviedo. The development, as proposed, would be `�' unique to this inarket, liiniting the leakage of retail �� dollars to neighboring coinmunities. 19 � ` ;-� �LfYIY�� �ased upan the potential r�taiU��rvic� s��r�ding'patterris of • resid�nts, the �Vinter Springs study site has �he ability to suppori th� r�corr�r,nended lev�l of additional retail ciev�loJ�r�errt, - justifi�ing its �rnergence as a distinct to�vn c�nter d�v�loprrr�nt �aithin the c�ntral Florida area. Presen�ly�, the ar�as residents - shop outsid� of VJinter Springs and as such ther� is signifcant leaka�e o� re�il, service, resta�rant, and �iztertainrn�nt e�penditures to other regail areas. � I� is �ssential that the stores and r�staa�rants that lo�ate in th� to�vn �enter provide the most upato�date go�ds and �ervices as ��ell as account for constant chan�es in consum�r dernogra�hics and lifestyles in their sel�ction of offerings to the �ustomer. �� � �������� 3 ; �e�t � ��� � �xa�`�� � ':, .' �� �� �� � T � �..K i 4� c�v p L� 3 i 'i� � �: m � . . .`a � ,��`�'f, I . ( i � � �.'S. 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