HomeMy WebLinkAbout2010 12 01 Other - Town Center Master Plan Designer's Notes Winter Springs, Florida Planning & Zoning Board /Local Planning Agency
Regular Meeting
December 1, 2010
The attached document was mailed to the Board Members
by the Community Development Department in advance of
the Regular Meeting for their review and discussed during
the Regular Meeting.
w
TOWN CENTER MASTER PLAN
Designer's Notes
Winter Spr Florida
.fl �
y $ C
M .
ft "tN ', e
k
niibA '
!A..
it) ' #:',. Illi r ii - - - ''' ,
I iii ',..... , - 4 . b... . IW .1 4
,
ii
DOVER KOHL & PARTNERS
t o w n p l a n n i n g
Gibbs Planning Group, Inc.
•
Michael Design Associates, Inc.
March 23, 1998
Contents
11 The Heart of Winter Springs 2
How This Plan Was Created 3
Fundamentals 4
The Illustrative Plan 6
Points of Interest in the Town Center 7
r e i ".; y
The Commercial Planning Study 17
Implementation 18
i 4; '
r� Framework of Streets St Blocks 20
`' Existing &. Proposed Infrastructure 21
ni
:. Next Steps 9 3
10 . ;‘ '■ , ,
' *;/ ii7 r
,�, /
t . f �%
, r j ;; i I ,.... ,1,04,1 , 1_ ,
<` , t .__. i''',. iril - 4- 0 ' - '
, .,.....,% 1 y;::::"..: -,
•-•,-, ° Vii 1 f -� 1! � ;, + � ; ;
,',,,,,ir.,A,t. 1 ,�`� t ai
iiiiiiiiii„.
t
MI t-r Springs Town Center -1- Dover, Kohl & Partners, at al
The Heart of Winter Springs
A traditional Town Center is the physical place civil society are forged, and, not coincidentally,
1 /here many basic needs of citizens are it tends to become the most valuable real estate.
conveniently and tightly focused: shopping, Town centers are roots of the local and regional
working, governance, being entertained, economy, and are key to a sustainable tax base.
dwelling, and the arts all happen together in a
t:'wn center because it is pragmatic to do so. In our time the traditional town center form has
been rediscovered as smart business. The real
C the motivation to create a town center runs estate industry has learned that "lifestyle"
deeper (and the payoff much greater) than mere market positioning is lucrative. In retail,
convenience. Human settlements have centers residential, office and entertainment, developers
bscause human society craves contact and are now reintroducing the physical features of
connectedness. A proper town center is a symbol the livable and walkable 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 sidewalks,
instruction to the designers: the Town Center elegant squares, a rich mix of urban
here 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 takes 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 require some rethinking on the part of
do not feel or function like 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 make Winter Springs a better place to live. developments, such as, for example, Mizner
Fa example, today local citizens travel far to Park in Boca Raton.
find many things they will find here, once the
main shopping street is started. Likewise, the In nearby Winter Park, 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. Brokers will
business owners endure today. Given the city's tell you that homebuyer prospects are driven by
maturing population, an urbane residence in the Park Avenue and Central Park first, before
town center will also be ideal for empty - nesters visiting the house for sale, because the well-
who would enjoy, say, easy walks 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
W rder Springs Town Center -2- Dover, Kohl & Partners, e al
a
How This Plan Was Created
in February, 1998 the City of Winter Springs
created this plan through a design session
involving the community and a team of design _.
professionals. The session lasted seven days,
with the first 2 1/2 days devoted to interviews
with community leaders and stakeholders r'
concerning their visions for the Town Center.
These participants included property owners,
E4
presidents of Homeowners Associations within
the city, developers, the Mayor and City
Commissioners, City staff, Seminole County ,$y
staff, and representatives from the Tourist
1evelopment Council, the Economic
Development Council and the. Florida
Department of Transportation. -
T sc design session began with a presentation of
comparable Town Centers and modern retail
planning. The Gibbs Planning Group presented
a preliminary commercial market study. Design — '
began immediately with ongoing interviews and
si . analysis. A "pin -up" review of initial ideas
was held midway through the process. After the ° «
pin -up the public participated in a hands -on
session for more feedback and new ideas. The
do signers then combined all the input from the
various meetings into a single plan. This plan
was presented as a work -in- progress at the close
of the design session.
This report presents the plan and design
ill istrations from the design session,
in:orporating certain refinements. They
capture a vision of what can be created in this
ur.. :que location through teamwork and
vigilance."
Wider Springs Town Center -3- Dover, Kohl & Partners, et at
Fundamentals
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. Walkability is dependent
Urbanity & high densiy are OK, but "strip upon connected, shaded streets and trails.
malls" aren't Truly walkable places have buildings fronting
streets and sidewalks, and destinations for
A walkable comrnuniy pedestrians like Main Street, squares, and parks.
Predictability in design /flexibility in land use Predictability in Design / Flexibility in
Land Use
Visibly different 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,
Preserve & 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 one "deal killer" feature why conventional "zoning" of segregated uses
will not generate a Town Center.
Urbanity and High Density are OK, but
"Strip Malls" Aren't
The Town Center is where people gather and
evonts occur. To support this synergy buildings
must also move closer together rather than
farther apart. For the Winter Springs Town
C'nter this means higher density and mixed
uses, but with high standards of design.
C nventional strip shopping centers with
oversized parking lots in the front will not be
tc lerated.
A Walkable Community
Walkability is a key feature in the design of the
Wider Springs Town Center -4- Dover, Kohl & Partners, et al
Visibly Different Section for State Road
434 at the Town Center
For most people SR 434 will be their way to the
Town Center. This is a special place; the usual,
g-neric highway - looking standard design is not
good enough! Therefore, changing the
c haracter of the part of SR 434 adjacent to the
iwn Center is very important. Landscaping
�.: building placement combined with adjacent
infrastructure are basic tools for making this
djustment.
Important Sites for Special Public Places
he people of Winter Springs want a variety of
places to gather, shop, relax, recreate and enjoy
the natural beauty of their town. Sites for
pi tblic spaces have been chosen because of their
t nique location or existing physical features.
pedal sites for civic buildings and anchor
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
facing a square. perspective. The plan contains a number of
stages and phases including: initial projects
Preserve & Connect the Natural which can be started immediately; intermediate
Environment projects which might take a generation to
The Town Center site contains wetlands, complete; and long term projects which might
uplands, unique soils, and stands of existing take 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, parks, squares, and along streets results Later stages will build upon this
and trails. These areas are connected within the success. The key is that each project provides a
plan to promote natural drainage and maintain more complete Town Center for the citizens of
c:ological viability Winter Springs and should not foreclose the
ability to create the full ideal in the long term.
No one "Deal Killer" Feature
A strong plan does not depend on one physical
component, a "magic key" without which the
plan would fail. Nor can the plan hinge upon
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
this location for the Conference Center, the
plan is nevertheless still viable. Since the plan
contains a long term design vision, such short
term setbacks should not substantially effect
the final product.
W nter Springs Town Center -5- Dover, Kohl & Partners, et at
Illustrative Plan
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 "in our generation." Building should be followed as the Town Center is built:
rooftops are shown with civic buildings in red.
'This is meant to serve as a guide to City staff,
a network of connected buildings fronting streets buildings positioned close pin king lots located behind
streets and blocks and public spaces together and up to the or to tin side of buildings
street or square
r
4 • " s S fl LAAE JLS UP
, ".`
��., -110,6 ‘46 ".. ::1",:i: e0 7
l ti - '1/ r- 7 r ;*
C:027-6;°51% u •- y. t \ i. N _ � 2$
0 a c , ' "\ ' �. ` rT -* t � -,` `Y� r
Q ` u � V . ��7 , �, '"111
Z
o pfdP4 J1
r1 \CvO C V !
+
, i , ''. ' s -;:.
' S
'
Imp : 3 ' i • 4,,,,,
Q v ♦ it. ��■
/ ; '1? �; tit r .,
/ r -- ,
W i• SPRINGS TOWN c_ liNTTjTZ '" �+ , `` ,
J
special public spaces of special sites for civic connected "green network" of parks identifiable
defined chili mter buildings and open spates neighborhoods
WNef Springs Town Center -6- Dover, Kohl & Partners, et at
Points of Interest in the Town Center
,� t' The Market Plaza
� .
1 , f 41 - ( , � is the " center" most of the time
,,' -" � . f comm ercially oriented, visible and accessible •
� . M -- r; , , (' ' c from both SR 434 and Tuskawilla Road
4 r , • diagonal parking on the street, and parallel
parking on one side of the plaza
r .' • geometry opens a "window" into the heart of
t. ��' , the Town Center
' ° . a fountain as a focal point, terminating the
' . �� �; vista looking south along the main street
buildings fronting the square at least two
"" stories tall; three stories are ideal
N . 4 `� • retail / restaurants on the first floor
,l . upper stories can be occupied by any use ■
' -. `� awnings, arcades, colonnades and/or upper ,IIP:f., IN ''! ,� floor balconies are required
r k , 1,t , L l 4. Ilikiio
�+- "�I .1 §fi - 2`t r'�r
____
t
I I'
I w . S I z
} r
-
� RRR ■iii{ iii ,- ( I +++ Li. 11•111r a I ,. _ v , :p 44 - -
, ' it /� — —
I v , w x
111 :1 , r.r .... 2i 7'..,,,--154".,,,, .1,
W rter Springs Town Center -7- Dover, Kohl & Partners, et al
7 '' - -_ '' f � Tr> skawilla Road as Main Street
? N . , • . links the Market Plaza to Magnolia Square
/ , ,, - . two lanes with diagonal parking on the
p '� street
• easy turns to parking behind buildings
III i / / i .. sidewalks minimum 12 feet wide
P../ . buildings fronting Main Street at least two
, `' � , � stories tall; three stories is ideal
tt r etail /restaurants on the first floor
;7 -. / ¢,,
L upper stories can be occupied by any use lb. ' awnings, arcades, colonnades and/or upper
r J - je floor balconies are required
.� 'N... • block layout can support proposed
r Conference Center
f `'`
F 4:: ..,, t , .
t., "" - :4 4 t . ,. . _:,.; i 7 ::,,,,„„..
N
..,7
":,.;;;, 171 1
L t
--; , III
, , , ,.,,, Ali il NI . 1 ....,...,,L,,,,,. 1'�S r j � ' ® � w
IMI Im , _ __...„ ___ _,___ ______ izo. ....... 1_____2___ , •
-for s
va -sr Springs Town Gaoler -8- Dover, Kohl & Partners, et at
�
i r .
'"‘. '" #` " '" ' Magnolia Square
L.f
- ' ` i s t " qu ie t cen m ost of the time
t 4 'r. �.1 . contains a large public fountain symbolizing
• Gtt U� ' : i the "springs" in Winter Springs IL, SQUNE ` c " ,. , • ' i ' � eastern end connects with the picturesque
•' • 4 :,. r ,' natural edge of existing wetlands
/` " ;'_ 1 • i . center of the square provides a large open
.« �, ,` ; �� 1� ; .' =r==:,li:l1daY
r l ' t 1 i . ,.'
- outdoor pavilion or bandshell on the
southern end
;r-t � � t - �...;- . trailhead on southern end where square
,. — _. ,�;i ` . .. „� meets Cross Seminole Trail
' / >: - - - , ' "' a future City Hall could anchor oc� corner
_ - _ e
' :
s' (.1,;', � � � --.~ 1 Q, of the square
-� -- '} I •
°' 0.1 „� r a future Cultural Arts Center could anchor
7 .6-
Q . \ f $\ if another crn ilex
watIfrt. '' ** ° a futur H otel would benefit • Main Street if
-7; \ •• ` ' - 4 •, ,` located on the northwest corner of the
square
- , - — ' .
L „4,...4r,..35,„..1
4.10..„,,..It , ill ....____ _
.1
-r- _ ,... _ ...,
.....„...„_.,.,.........1,
.,........_......__,, %I - 7 1
,.,4iiietr...",. _ ,._ :,; . ., , :', *: °'**.** - r , „ ..... — .„., ,
1 : az . : „ ..i .,..a.34: a
�'°
A-
A
Winter Springs Town Center -9- Dover, Kohl & Partners, et al
State Road 434
• features formal tree plantings identifying the
Town Center District
• retention areas along SR 434 create softened
edge
• frontage road set back from the highway
• frontage road allows for on -street parking and
' r ` circulation of local traffic
- ,.
Ea i sling view along SR 434
A
re 7 ' ' . , i ' .44 ;; , i 1
Co, ,'user simulation of trees planted at regular intervals it. ' 41,e e r .
.,.. ..,,,,,, , ,.,
--i -,..,, -, ....,.. ,.. 4-, A..1, ik i'N,. -
L ,..,
,..,-. . —7 ' •
r • 4
q .
.44 * 4 "I. ' 7,1 4 .-t '..*,
fat \ \.,„_, ,I4 1* .' , I ` "Ln Ist4 •• r . ,,.., . ,....
• 4 4 4(1,4 - ,
1\4() � � `+,� a' *s ,......\\4s,
�'v , it=*71, � � R � 1 fiF y �,
Wince r Springs Town Center -10- Dover, Kohl & Partners, et al
_ / i
r.-------1_,_„7=, Hickory Grove Neighborhood
� \ � .A /�, � ., surrounds portion of existing stand of
� \\ \ hickory trees preserved within a public park
Th a branch library or other civic use site is
`'` � reserved for the southeast corner of the
it . • , •, '_ , i „._. ---% \ � ),) H ickory Grove Park
/t _ fll i g • • police / fire station at west end of park,
r `x = accessible to SR 434
? ;- . �a•` �",:1,.. „„ _ ; • existing City Hall can convert to a mixed - 6. ,' .
.�i }; >, ` § ! use building or office building if and when
4 •' ' - < ----:...''''..,,/ ; , City government moves to Magnolia Square
”' ' Street- oriented, traditional urban buildings
encourage walking to the Main Street
',''' 8% s j
• ' ,, \ \ % �•.� Typical Office Street Section
v
) 11 I % Ni l 2 i '''''''''...*..."'`
.0 \,,,. S''' , \:0,,$ v\ \ * *%k , ...4 , • . ,
'. \- -., %, 41„. \ \ \ Ith I ;
Is\ \
4 ,-.-_
. , ....\,,,..,,,......., . , ....„ 6' `' \ , r yr R . � .
41
r ii c` 6
V
4, i •S r' ''' K `♦ 'r te, l +16 , ` . ,' ,d. - .
R "
/ Q
V "
r 'yr , I �
. : ..... 4 ' ' : ^ ' v., - 0 # i
r
r _, "`s: � .
l ` + a ; ,� 1 I it
_ 11.
< i
r n
•j � V :z �.
r
i ' '1 # , ' 'x i 1 V+a , I i � . '
11 � ,.
- ,
.
-
,m
,
Winter Springs Town Color -11- Dover. Kohl I Partners, et al
�{ C Blackwater Creek Neighborhood
t r li i > < ?, . it, .
e ..
e. �„ v "T , , , w il y ),, v i,
vl .. i. .4 ,„ p ; � . has predominantly street - oriented,
i , , � _ ..S ' . traditional buildings along Tuskawilla and
' ' „ SR 434
0,11:, k
♦ r � � �
'
� � u. � �. ° p ��.� ' . /` • Apartments or rowhouses along the back
a `, L ` j ` �1 .. " " ' edges facing the wetlands
/1 • n t„ a Al n �'-q • ■ the town branch of the Cross Seminole Trail
a � S
,A, 1 . 4 ° - ! ', ; "\` „ '� ,i i f passes through the neighborhood
a. .''''' 6 ; r e. ' ''w,,,, ” IS ' .'" -,. ... , . \
; s b N t 7 4 ' '0,_,,. ,. ... 4 -,-,,,- 4. - ,
4 \ ,,,,,
W 4 / 1 1.. 4-
f
�'
; ; ,' */ Typical Edge Road Section
‘ \
4 . ,. , ,..,... ,..„ 4 , , ' 4-411. 4' 4 -4
''''t 4 \ . \ "4 . *- 4,.. g 't,‘ - ‘4‘
\ \
,...-,'0'.viA\ ,„ ...,, , ;,. 1
Tir ' r ''‘ tr .-, 07-1-1,.
: -if-,
,, „ 4 4 ": A , ,i
c fr r1 k'
i
. 'Alp . , ; „ r• ' 40 ve , ' :Not/ , , ' ' ( 741W
, ,_
4 . iii 4 s•
„. ' -4 r- .e Th„. ,,i „,-- ,
•
if 4 :. ' , , 4.-Af 3 -.4 i",
4.
. , �
{ {a t l
OA 11414) g i 0 s
, y 9 r
- "a
� � , i � ��r'' �. �> �,
`°y- '9 `T F 1 d . �"' 1 `, 4
li
Dover, Kohl & el al
Wint4 r Springs Town Center
-12-
� ~ � _ Lakeside Neighborhood
., ^^:�- features a boulevard connecting Magnolia
7 0 0; 0 l 62 y" 9C;�.\; Q . Square to Lake Jesup
• o � for ublic access to Lake
j U `. , � >. pp ortunit Y P Jesup
s. N •
`a ` , d CO with pier
" ~ , < -! ..3 ■ �? >'�N 3 ,- • civic building site, which could be used for a
fsQ � �`1 `-' ,! , : church for example
, t , . - , 1 • mixture of housing types possible: detached
( houses, rowhouses, courtyard apartment
' ' ' _ buildings
/4".:t, "a:, . 3 • scenic branch of the Cross Seminole Trail
i "s`�� r passes through the neighborhood and along
x. �,±.. „. =,a #~ i its edge
• single family detached houses located on the
",' ti, ' ' ' north edge of the neighborhood could make
., - g nei g
y , ` \ a transition to the neighboring houses
I Typical Boulevard Section
R
f 41
{
y " ^
f f
. , ryry :.
- ''. „at. ,.., ,li ,.. ,*,,, ' ' s V * - ^' ;--. , "
,
a r
y yaw os
,4011041444- l'—
t
m ti� M
k
r
Whig Springs Town Center -13- Dover, Kohl & Partners, et at
�► Tuskawilla Trails Neighborhood
i' 0 0 o d - r . • has opportunities for connecting as an
° ° ° `� inte raI nei hbor
, o o a $ \ %4\.- ti , . ' g g ho
o� c� �Q a ,�� a new street parallel to SR 434 for internal
j \o 0 0 0 ° '\ t N traffic circulation and to reduce demand on
\ o \a p a . ;�• '•ti the regional road
1 00 0 r ° ,, s 1,� „ %,, ,,..4 4 --- ..... . .„ • The area between Tuskawilla Trails and SR
0
0
o ! 434 redeveloped as mixed use buildin g s
0
p oalJ C • ° 0 , �� • along SR 434 and residential adjacent to the
o �-� _ \,,4;,1'0,..\, ;� existing existin subdivision
\' ' �
a
: ,. ' Ca C7• a Q £7 tl~a _ __.
? Tuskawilla Road & Public Lake
Overlook
' ' / `.`t �/ • includes sidewalks extending to Lake Jesup
,'�' ;' ' ; '�}. • a small lookout pier extends into the lake at
a ' the end of Tuskawilla Road
3 1 ! �` ---- i ' \•,�; 3 / ' \, traffic calming design where the Cross
f 'r-1 0 _ ` /�, , , Seminole `Trail crosses Tuskawilla Road to
.h == - Q,.: provide extra safety to the pedestrians,
Q - c �`!J ` ' ' C7 , \0 - equestrians and cyclists
`r'i∎ ` " i� i �. \ \- '
\• \Q N
• Infill along Orange Avenue
• • • • ,• , . includes retention pond on south side of
• , • q r, ,, ,' , i
•
Orange Avenue
!! ' ,/ i `'' / �r'; • . mostly single- family detached houses with a
• , # .b h ` , t �+ j I. 7 , , ; , ' / few rowhouses and apartment buildings
• � / � C ' ! �' ' , � / / , • a new small neighborhood green
I f
• * / °/ 4,. • there is no urgent need to redevelop the
e , ` .,.! , ; j county enclave area, but over time the City
�: ° JJJJ�:4,//� (� should support creation of a more urban
... • of �i. • T• K �/- , ,.
Cl�
..c.,1?-.,,o, Y / . , �. ,�,4 a ., Q residential district. along the waterfront if ". - - :II N l ' -. • ; \ ��o� a A - E, --:' desired by the property owners
''' ( \ (...) •-t0
-ter . 11 1( t s .. 1,
Wirdti Springs Town Center -14- Dover, Kohl & Partners, et al
'` r. - .. The Green Network
i ,b includes parks, squares, preserves, and open
* - k w 1' r ; `' y ' . space
ot-
: _ r r � f ► I' — • . t - • preserves existing natural features like
* ° r` . wetlands, stands of old growth trees, and
`4. `, �,'4s',,f ` -., habitat
6.` a ,', - • preserves connectivity of natural features for
, ' habitat continuity and sustainability, scenic
x ........ "' , vistas, and trail systems
• includes passive and active parks
• includes stormwater retention areas
• helps resolve retention, drainage, and water
. k , . ,� quality issues
• f
' e _ t i '
a,
7 1,,,,, ,1.'`.... , :
ia, s a ,i ,
.C rip4.t A _`� f. dr �
VIc ......... Th - .. ,
, : 4 .......," - � } ! vi,
n -.
c
I** 4' ,„
Y
x 4 1
0,,.
" s
./ ; !, r I-
'‘.\ \ ' z �a
: - 1 ��
...- k .,..,
. ..,..,
,,... , 5 • A
Wine n Springs Town Center -15- Dover, Kohl & Partners, it at
1 r, Trail Access & Trailheads
. �� ; • Cross Seminole trail splits at Town Center
II. � ' S • edge route for equestrians and hikers
; • internal route directs cyclists, rollerbladers,
I r /r � 7 joggers, etc. to the Town Center
Magnolia Square trailhead with amenities
I �! :_. ' 4 ' - :/ � . like restrooms, and storage lockers
1 • smaller trailheads offer easy access on and
16 I `: : ° 4 off trail with adjacent on- street parking
r • parking would be in greater supply at the
; m Central Winds Park trailhead
4
r•
r `�
•
, ' 7 i'''' 4*
f
._ -''.
-
i "' _. l A I t J t .s t i
d
�C� 4 f Q"y� ti r , e � •
l ' t bea a `Q
,
\ •
a . 0 wu4 l � "�_ —.
i
y ♦ I Sp
'1
I Legerd
C .N
f t';'r* 1 y ' � -. . • - cu m" C arena, T,a
.1 — , < . . ` . 4 � ��'b' t+ any & = cUestnan
. P "'- -.✓^-- local Trail
WINTER SPRINGS TOWN r' j`• None
OP, eilAllirar firlotp. wry.
— WinMw Springs Town Center -16- Dover. Kohl & Partners, e1 of
Commercial Planning Study
Gibbs Planning Group of Birmingham, Michigan performed a market analysis of the retail potential
for the site. This included a "void analysis" and a field review of the existing shopping opportunities
in the area, combined with the information gleaned from the interviews. These studies tell us that
the area can support approximately 92,500 square feet of new retail right now. This includes a
grocery store, a hardware store, two restaurants and other various retail establishments. For a more
in -depth review, please refer to the Gibbs report published separately.
Immediate Commercial Development Program
3,500
4,500-\ /2'504 • Grocery
/ • Hardware / Home Impr.
4,200 3 Pharmacy
■ Storefront Uses
4,800 ®Restaurant with Liquor
O Restaurant w/o Liquor
• Video / Entertainment
8,000 -� Personal Services
• Cards & Gifts
10 000J
10,000
92,500 Square Feet of Ground Level Uses
Wader Swings Tam Canter -17- Dover, Kohl i Partners, et al
Implementation
______ Phases of Implementation
t,� By funding this design exercise, the City of
` "" "' "' Winter Springs has taken the lead. The City
~' \ _ . should now maintain its leadership position to
�' - ' � * protect the integrity of the plan and promote its
}4 <- N y - - ',: growth. But the community cannot expect
/-., • ..
� ., / �,� government to pay for everything or to sustain
ci \ . 1',. ':'' f it; when public money is spent on pieces of the
`, -• . \•' plan it should be with an eye toward catalyzing
the next private investment. The initial phase
bi il•'L shown below depicts a combination of public
. /e ''� r and private investment to implement the
I ,
. �''` Market Square, Tuskawilla as main street, and
Eaistin• Conditions 1998 q
the public infrastructure for Magnolia Square.
�� la i y -
') ,/ t
0 _ ♦ j^ � . LAKE JBJUP
'-- 1 •
. .4(..
_417. n p 1 `l • '.i- : * r•
tea: \ - %, ' f h
A \''%- 1. I S / --:\ i il l fit
p -.Tici-, . \ .; i ., ..,,...
l , C
Winta• Springs Town Center -18- Bow, Kahl i Partners, et al
The rest of the plan will not happen overnight. Some changes will occur soon while other features
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 will set
the tone and begin establishing the "positioning "of the Town Center in the minds of consumers,
i - vestors, and tenants. If the Market Square is built first, but ends up looking like 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 will be lost. Therefore, quality
control should be very tight at the beginning.
Pelow are possible scenarios showing the build -out of the Town Center over time.
--
` ` 1 4; t - 1 t I I ;
, 4 \. 4 1�brik e ;,i �
, tioA. : ,),,, , �. `' . `
4 z try
5t7ge 2 Stage 3 s.d
r y, •.
/ i .. .
+�.... ti ,r1 t� a.rr i <.v, 1 fik•v r a•r•
--.1
‘1 eta *`
r -4;.N:.,,,:::,- � w rL > y •� 1 � ` 't% _.?, I • , "� mot• . . r <"
R r•C \
• Vts s ‘ \ ' (4 t. gi rtt
lort
;...„ „:„ i ,, j , , A4 :.
, c \‘‘ , •► ''.t
t . !VC 4 iO ,..........,,,,,, -
fi �. , �� �� : �
S+c " q \� �. Stage 5 ;
Stormwater Retention Areas
at'' '-'4" Area -wide retention plan frees up land in
.4 \:‘,1 0 .., town center for development
' ` , tl responds to existing runoff concerns
' * ,` '. ,; • sho rtene d approval process saves developers
�y, : '" '+/ ll P P
# , ,,; „et. x time and money and promotes plan
<� • • better water quality through more efficient
system -wide. approach •
s .; ., • if designed well, without fences, retention
areas can enhance neighborhood edges and
Wine Springs Town Center -19- Dover, Kohl & Partners, et at
Framework of Streets and Blocks
allik .. ..., %b.%
, 40
..:`,
1
1
Wint.m Springs Town Center -20- Dover, Kohl & Partners, at al
Existing & Proposed Infrastructure
iggk
lliti.„,-titlit/
\\*Ark 4. ..s
■\w 4 1, , , a ' 4 Pp 0 -•- !-% -ii ir•
N 47 e tot
iqi " ■I.,
\is_.4i,, ...
Iiiii4
r* )44"...
Legend
N=Mit Exist* g Streas # ‘
MIMI. Z 4, / \ ‘°., 11 ,
- New Alleys awesmaiim
wInliN SPOngs Town Center -21- Dovet Kohl a Padners, et
1
Pr „
Predictability in Design / �r _!- '�r``` �� % a
Flexibility in Use `�`��..�' \.��F
1. -‘V<I\\ ... L- i' / P ,,- Pi %-- =---"'"----,"-',. ---
The plan is flexible in terms of both land use e � �!� " :r t\ `
and development scenarios. The framework of . �. u ] �', t i #;� f''
blocks and streets can support a wide range of ! \� , '` N I i'% 'r - ',
buildout scenario This flexibility is illustrated �
below Building types and will b e • .1 _. . ,'•
g YP placement ' r r f j _ , -,
rcasonabl regulated in the code Written for the .,\ � '..!W4,4 jj �''' �`�' "�
'an. , E l'r ti t,,�
P = - -,' a 5 1 - 1 . rC /. ��\ >l �
rte -`. `,!`.:::.,..;',-T-----:.; \ / `S .'+', Q 7 ,1 `• `` \
' - ' ' ' ‘ ' ‘3.■ ". (,''' ( ' - r _
* V � . $ I � /t ` ,,, l,? y \\ -..r �� ��+i., r{ i ' t.i ice. Am>
� \*K..,
i Y, � . ��` is
1 ` � \ I ...v •, . -'” `, �� ' ✓ � Q `; , .
\ ri,� ` fr+ 7 I \rte ''' „� ,_,. { `7a i:. ,ft 1 , t4. - ,\ \ , f / ., . c,T . \ \ ' s ` � ''= • fi' `F , v k` s- \i
fi t" � � . , � f A \ � , \ .�, �.
-` -,,.. ,\ - - -- -,,. \ � X11 • �� �~
'^ �. 1t rte'- ".. / • • Z I \` \ ,
� ./ ' } l ! �r;i � �\ _ r ` , ' /ice ♦t\ ta. , .
\` 11 �( �f��a \]\ r \\ -\ F _
f j l s p y '�� / r' — =
k�'\ Y�\ Vs.*. 4I:< 'fr ' p � , -� \ ' . i�, , ntl fs �. >1 1 r"" t , , F I T 1 i � ' � ✓ ~ ` °
<b N. I �/fl iF - n 1 ! 4 , fl t
,,, \ \ *\ , i �. , / ., \ ' i, ` A \ � ``.� `' � !`.h'�p Ai.
< _ l ei ; . \
\''.,.\, A:ek-,,\,.\\.\„/„.......s..... 'I C\ \ ,, . ‘ -:-... $1 r - - (
! -_ '
v,,. \ � .,,,Ni i a • I� \-:::, .,�,°'ti" c, •-e, ` ; f- S 6 \ \ .`� ` - , , ' , Z, (ti N .\ ' .
`C"\\ V s'‘','" V,':'\) - z--,- - X`' '‘',' a_,,
__
Wintry Springs Town Center -22- Dover, Kohl & Partners, et al
Next Steps
I. The City Commission should immediately pass an distribute the new design code, highlighting the
f.doption -in- Concept resolution giving the Plan reforms and incentives.
official standing.
5. Continue to promote the Town Center concept and
This will not give the details of the plan the the plan.
force of law at this stage, but it will send an
important message to property owners and Secure press coverage of the new vision. Parade
rc;idents that the City Commission supports the image of the first completed project in the
this plan and intends to implement its press, at public meetings, at service clubs, on
p inciples. The Commissioners should also cable TV, in travelling exhibits, on poster Sr._
authorize the drafting of a new graphic code postcards! Provide realtors with handouts
b 3sed upon the plan. highlighting what's coming in Winter Springs.
Encourage private investment with incentives:
2. Confirm physical and regulatory conditions. waive fees, subsidize loans, offer city owned
land, couple public improvements in the rights -
B ise information should be checked with of -way with private projects, provide free and
individual surveys (existing or newly pre- approved designs. And above all cut red
co•nmissioned) to verify property lines and tape for developments that follow the plan.
right -of -way dimensions. A district -wide
sclution for drainage Sr_ water quality should
cc ntinue to be pursued with the St. John's River 6. The City should consider participating directly in
Water Management District. the development process as a motivator to get the Town
Center started soon and started well.
3. Consider performing a residential "target market
analysis" and an absorption analysis for both For example, the City could undertake capital
residential and office development. improvements to public infrastructure
coordinated with the developers' construction of
These market studies must be performed by private buildings. This effort would be
sp cialists in economic studies for traditional channelled into a location of great importance
ne,ghborhood development. These tools, while and visibility. For example, the City could agree
limited, will provide insight many investors will to construct (or pay for) the public spaces of the
'mint; compiling this information proactively at Market Plaza and first couple of blocks of the
City expense is a reasonable way of using public main street, while the developers construct the
resources to diminish the initial risk for buildings that frame these spaces. Such an
"pioneering" developers. incentive, if practical within government
resources, should naturally be offered //and only
4- Create and adopt a new graphic code following the if the developers agree to the place envisioned in
plan. the plan and illustrations!
Crate 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
the force of law, and should constitute pre -
ap 3roval of compliant projects. Widely
Winta. Springs Town Center -23- Dover, Kohl & Partners, et at
DOVER, KOHL & PARTNERS
t o w n p l a n n i n g
5879 Sunset Drive, Suite 1
South Miami, Florida 33143
GIBBS PLANNING GROUP, INC.
Retail Planning
101 West Brown Street
Birmingham, Michigan 48009
MICHAEL DESIGN ASSOCIATES, INC.
Landscape Architects
400 West New England Avenue
Suite 100
Winter Park, Florida 32789
r ( i ' i ( i ( i ( ( ( ( 1 ' t ( ( i
•
.-- --------, - — , ___ --
I -
■ '''',:. . .1...;........
• ' ''. ,
. ......,„
4 • ...
, • \ ft ._. a' prN
L ... A
ft AIN 11 • i•Slf Ji I' • % • - , . , . • • • L4Z11
' - AV> ''i:-.. •. 1 . ... .
I =---- :.
. ... , .. . . • " , . ,.. ,.' : , . ., A .
, ; ' *..-, ; • ' ' ' ! K.
.. ..
' I •
k on. -. . e • ...
,, ,,,,,p ,... \ ..., . • . .;.;.,........
. i , . ', . .. ' ',. ••• '
N : f'''''''. ..... ":... ' .•
, -.... • ."..-,:.- .4/Pi
N,,7, 1 /.k..:, -- - '' •■• ', Vr7;., - ,%-;'.' ..."'.. i . 1 :. • ....A _ . • i
.... .,„ ....AT: .....", ‘,... . . / ".'.';!.-• ......:A • • ',. y
''" . ' • ri. ..t ' '.
," ..1 -'• - ,
p .... i* it‘. '', ' ... .*,, ,-...„-‘,... ..,:.\.z. ,:• i: .
....-, .,....
,.. - --r*"; • ,, ,_,...--.7 . . ......-....v
..., /
1
\
.„ ,,-; ...• ''...,, - /./ -,
•, '''''' ' \''' .-s -. '-• : i. . . s ,. -..,.- ._ _A • ,,,,,,' .,• .
t 1 .1. :1 111V.;' . .)„ ." . ' ,- " • ••• • 1 4 K: 1 ...1 1• 6 4- , z •
t,„ k • n ..... ■•••,,,,,,,.
.. - ... - • it 4 7:: &f.."1,0., :
. . . '■.
-- 1.-.' 1 • • \i
• \ \ _ . •?, :.
- N. : i , ...2-r .•-... \ ' ..... - -." ' '''4
• . • , ,to
...• . . ..
. . • .....-_, t•il t. • ■
. ' ••••-. •• •• l
. ;, ,-
,7, • " ),-, • .?
11‘
• • ' '
•
,(*.`•:, Tirl ' %
.‘" i ' '„,
- All ' --1 '. ' ' •
Existing Conditions Ptiase I Phase II
• .?,...;.-.. ,...;........ _
1 i
s ..- . -.... • - --,.. . ■
. ..,. , \
LAZI1 ' .- 1,
...f- .. . . . - . • . \ '••• ':**'r 1 ' " .. 4.. \ \ •-, 4.2,11
I ■
— S. k> • . • - -.•ii :-. , ... . .. ....„ ..,
L ,,_. • s. ,.? :
- -:-. ii.rp.P.......,....,_, ---,......„... ' . 14:4"e-, .. •• r.,,
.• ••••*'. • : : . . . ' • _ • ;'''' ■, -.---`^-: . .'. -%•e!. - -"3 '•••••.!'... ,
.
... ' ■•,- ...:1
' ltyr- •,==. , • . . • : \ , ••,A,.=•. --. •••• -.!... • - .1.%.. • ••-:,:t --!"*I
* 77 -1 ;• ...';; - -- ''. i'' ••• • - . --.
- %,-. '':,'...- . ...
A - . ar_ .---. s " . 4'..• .. . j - . ' '' :-- ' " A, ‘, ' i ' ''' '...
' IP.' 4116 ,2 1 !- 6 .4■ 14 ,,...• , ..1,••■tti...-__.., ' : 57:„....%r$ ,, . • * .-- %OM . 011igh, ''' ' ' I S , --,, ,ift.-1 ,14 2k , - - , .i _..,,,,
_ 41b .7.-vpie■ :, ... 71,,,..; I_ - .1. .,
' - .V . - --.. \-;.-,-- ;IA , - \.........V ==. . N.''' ''. •" =4.--. - .":-- r....- -2 = - -
-,... • ... • ; ',..,-, 4.• -• .. ....<- —
...... r___. ,, ....c y fr .
::. - 1. - 47 '' 1 - . "16'N‘ ‘ - I. . ' ' 4Ne iiiiii ,:' • - - Tg," i ' ',:, •ir-(• 040 ': -.14-iis --riok ity. tr ,e, .. 'NI ./.--‘.:- .1*.*t7. .. - "
'. "1 711 e t - 1b-.0 , i's•:• 1 4/4- , -... -.4 " -- --/Ar ' ' , .- . . .; : \ „ s .. ,,,,,,
A. .. . , ... ..., ....-
..-: _ -....
. p . It I l i r, , s . 1 . All -
0 ell-
,/ ...
: • '.'4 , - 4 • ..•, e it, s ''.\•;' i'...• • - tp s C -..•' ' Alt .
\
,.....,„, ..; .. . . - ', 41* ,fit., ,•
•,
1,1 'ItIrCP.-. -••• •
.;% .. '''.• AV , A;Ntirk .
'', . . 1 .- 10, „,.,.
%Milk •
. = . ' • - li ".....,..,. • ....„,,-__:. ..........„,-. .
,i, ,. . . . ... 4 1,2.4..§,, - ......,401-,: • ,,,,,
,.... -
:i. ,...• , .,G' i =— - '1!_-_•_!..4,1 %% % -N.. , _..„.,. • VIM
:_-___ _rn./ •,>., , ‘...._
if \\.;::‘ ...,e ---- ', - .:* - - - 7 s ■r
Phase III Phase IV Phase V
Change Over Time
Town Center • Winter Springs, Florida
March. 1997
Michael Design Associates DOVER, KOHL & PARTNERS Gibbs Planning Group
LandscapeArchitecture tov,n planning Retail. EconomicAnalysis
Central Winds Park Winter Springs High School .
,i,.. ., -.' \ :
L .
ejrW Lake Jesup
c A_
<< C
• '� �r Trail
e �•
� 4 .� .
i C
SR 434 - _� ' C > , ; ,. 4r .. ,•,
` _ ~ } $
• - f . ` :l id / ' . M'
Municipal
Bldg , '� Bloomberg
1 4'' . Property
Post Office , , ' ,ilk , •
Tuskawilla 1 � , •' ; " Kingsbury
Trails `, Vii '" r1 '4\ t King urY
ti •
lir
, lit , l , t ; : t .
Wetlands
i _ � i • ' 1 .
Tuskawilla 4 _ .,.% _ 1 f ' 1
Road ..r
IP
• i , x Schrimsher
• t : Property
Existing Conditions
Town Center • Winter Springs, Florida
Mardi 19W
Michael Design Associates DOVER, KOHL & PARTNERS Gibbs Planning Group
LandscapeArchitecture s o w n p l a nn i n g Retail /Economic Analysis
/` ` i f I ( ( ( ( ( { F € ( ( ( ( ( r t ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (
•
(//r
v ..
•
?----------,/,4 .
(.4. .......:......„, •
,...... . ,...„......., .4:zp* , , .;..:;. 6 .... ,' 4 ::. / , • ..
•
4 . t ` 00,-7,6,z---- Q �j . . v • '.
a s Q , O
j r,_ ' �,i +.ter , Io.D '• °' -`�
#O l ` r --- 7 %--....,...; ') 44, „,,, -.„ i . ... 1
r� r�
' ' lo ,_ .. r 4. 4 rat ,:
R .o vY ,
W '.- .. 1 : v ie V A '' ,
t lf .' y -: , iite ,
D p \___ OeG ��ti��� i 1, :
�.� �,+ yyyy Q pppp `. .a i .. , ,/, \\,...\ , 4 / c., :
•
• B040000 . O h0. 1 Irr 1.5 Y t o �
•
° : ® Q * � + ti5' ' ... .,#ham
Q 1 N„, ,,,, ,
'. ep 2:: C2 ' n -, ' , , . .„ , , tr)
,,,
.:...,......,::::...__::__ _ ,t_ _ _..:_,.,ta ,.... :::,, ,,,,. .„ ....„ ..,‘ , ,
1 , .... , , ‘..„ ......,: ., . _,
:___„,-.0,,,_ t s ,,_..
i r4r v, , ., --s, 17
........2„„,,,,,„ -i, Sketch Plan "In Our Generation
Town Center • Winter Springs, Florida
March, 7999
Michael Design Associates Doves, KOHL & PARTNERS Gibbs Planning Group
LandsCapeArchi[ecture . o w n p l a n n i n g Retail /EconomicAnalysis
, � 44
il _ A
-� sis1 .;,!' :mow
' ns L� - . ..� : • ., ° /
r f - . ��
f
it
'114, '''''' / it - 1 1 gi '.....: . '
f r i � ) ;,-,' _ —
-
tr �' . r _•,,,..., • ,, II til / .
{
,,' .r'. ril I IS1 LI 111" j t, ' . *.' - ' , .
- r "
Il ^---
e „. , , r i ;7
. r
,,,,,, „... ........__ .., . ,, , i .._
..
., , ,,,_
----- A Pr ' ,
i +f P'
.
w : . 4 , AL.
p . ' I ' : � .
yy t
yr
v$'m
A t
a
t
. „ 4 'J^ ,,,.. i.* �. '7' 'a � ' ' rM#.. `2#
... � 's,. �. '� .— °ate .: '� '� � $ ' �
'ti
.. -..rA _ �e-.. — _ te a'",.. .. ."- _
i
Tuskawlla Looking North from SR 434
Town Center • Winter Spr Florida
March. 1997
Michael Design Associates DOVER, KOHL & PARTNERS Gibbs Plann Group
Landscape.Architecture t w n p 1 a n n f n g Retail! EconomicAnaly
—
F.
- ,. , '
af y ';
—
p ' . _:;:...ii t
_ ..._.......,_ . - 1 .,.%
x
#; it' 1
A4
;+ # b p s
,> �
a
(.. ° t - if ; C 44 `4
Magnolia Square
Town Center • Winter Springs, Florida
Mara, 1997
Michael Design Associates DOVER, KOHL & PARTNERS Gibbs Planning Group
LandscapeArchitecture s o w n planning Retail/Economic Analysis
t ft; , V , - „ "Ar ..:‘ , v ...„ .' r V:" i ' I, V? ," ` ''. ^ `• y ¢ . ,
t ,,..7,..„,.. , ii :.,,, .., . " f f 1 :.';:... ' ' ,,
.. yam , ' .'* lr, ri `r .ice
i ni
i w . v,Ilwar
+ yam » d c i/ i 1 1 ,1 l a', 1 1
,ltd • t l . . t. 4 : 1 , T �
T"�' 1 1 , • � . •
Fa to ( . f ``'! i.
Ew
i ✓
Rowhouse Street
Town Center • Winter Springs, Florida
Mard,. 1997
Michael Design Associates DOVER, KOHL & PARTNERS Gibbs Planning Group
LandscapeArchitecture 1 o w n planning Rctail /EconomicAnalvsis
, i I i , . , , ° t , , , i , ( i 1 ( I ' I I -
p- i a ...7 ' . . '- - '''-;.-- , '
i t - ' ,,, $ ( - - - T -'-'-o..-...
- - z - - - ' 7ii 11 ' -----
4 r - / t. '
‘... Illt- '
1.4' -'* " , :1* ".: .-. ''.'''
;
-41 - -
. .. ■_,... 0. .,...1 •
- .- 4011c.„ 4iii,
`34 i ''' ' .....- * . 1K
, . .
tot,„ „ „ .r.„, , ,.- .. .1 -.
,ii...
. -
1. ...
''' i f
r -.. it . , '
. ,
.."'
1 ‘ ft illigAti thil ! q ' ILL
„ , i te ,,..._ ..,.„,,,ide I 11,11110iik•---_______ e ' ' " - a*.
Ai “kileAgoitilMieiiierinitilli,116. t!' I , 1
......2_'..-_,....,__ ,.-_L-:.:_ .1 .-.:, --__±.__ . -._...._ . .,, ,:,.... - . .„.4.- ....;,--.----:-.....---
,.
.
A.
ANON --.. - - —
_..
101110 - .Zt,
_ it ...... III
-
3 4 ,
.. -
...
_ . ..... .e
,... _. ..
, _.,,..1..
4
' . ..
Lakeside Pier
Town Center • Winter Springs, Florid a
March 1W7
Michael Design Associates DOVER, KOHL & PARTNERS Gibbs Planning Group
LandscapeArchitecture town p I a n a 1 u g Retail /Economic Analysis
•
-- . , ,.
4
-,.... At 4- i=x- '!,,,,,,,,,,,
•
*
4 -' ... \. it
, ... , e:e
f • , \ ♦ .. low .
- ‘*\ '7..--. s _ A.- r: c c- .,,, .-...- — " --
ler
T I
' C .- - - ' ' -.... : 141 i r ...-.4 -., - ,t..,,, . ., i 4;,,,,, .
i‘tZ\ \ i. ...„,..,- .e.... c .
\ .t.
lel
Green Network
Town Center • Winter Springs, Florida
Mrrdd 1997
Michael Design Associates DOVER, KOHL & PARTNERS Gibbs Planning Group
LandscapeArchltecture e o w n p l a n n i n g Retail /Economic Analysis
( ( ( t ( ( ( (
,.••
— •••.----.... 4..--. - --- ----- .1„.= .:-.7.....%■ -- -:. -.....:....Z-=... '.-.: -...:......■ ............... ..........■....: •
1 examart■
••••■■•• C. C
4 st
• , 4. LANS IZSI•P
• . • • • ..• : . ,, ,
• ' * . tit. IP' r. •••.
. , "- 1.,_- 8 8 ..• ....
t , 41:421112 • I . '
1
-88"--.4. . .
• •-•\ t ,. „ /4 ..
• --...%. , tr,,..._
- ,--. r" ,.....- "17 - 44 .....Q :1 :.°-
: ■ . ' - \‘: --,...„---. --- 0464...,_ •
- 4_ _ : ,
- \.,... - .- v
4
: -
V'
- _ •. - -1---.z•, *atisai .1 : ,, a
• . 7 ...
I - 4 ..,...)...........,,
\,-.. , --... . , ..„_ ....
....,...., • • ,
.".'`
,..•.. 0, :
k
t
--1 s ; 0 • '\\,,,,, <
\ Nsv
, . p 0 • '''.;.°. .. '-' .. k 4 . ''.— ' '
0 - •i .3 ' ..
".. • . o ll •0' .{. ,, _"\... . ''''.
4 4 ,* t3 • .,\. / * ■
4
. 1 . ,‘•
• 11 I Z --
I l a. • . • . ' \ , _ '* ,•$■• ik ' i
. Is
a , 4%:* 1 At . •
II -, : ic alk.17; _me X
-' 1 ... t • N • .
1 If........... 4 ••••••• ' ' c; ' ....
...,
c 6 V - 1 ' \ ,.:r, . . .
4P
# % . ..:: • % ' • \ " '':- . '9 .....
iTERspitmcs c. . ...
. •
, ..•
•
4... • •,
' s...,
WTh
\
'1 ' - •00 4.11.
11005120t i
. TOWN CENTER ' \ N " °
Cloy 4 Moir Sway. Mei&
..... : \*"...,!.•—. ‘,.
—1
Trails and Trailheads
Town Center • Winter Springs, Florida
Muth 1997
Michael Design Associates DOVER, KOHL & PARTNERS Gibbs Planning Group
LandscapeArchitecture t o w n p I a n n I a g Retail/Economic Analysis
loft
1,1*,
„0-
4 V0p--. Ora. 100-11
i>
Tb. St
• .PC 1 1
.ft
1
wt
Le
Existing Streets . ` 4
New Streets r , ”
mi••••• New Trails AO #.
, • ,
New All
� �j ` II
New Streets Diagram
Town Center • Winter Springs, Florida
Mardt.1997
)Mich Design As h i tecture sociates DOVER, KOHL & PARTNERS Gibbs Planning Group
La ndscape rc t o W n p l a n n i n g Retail; £conomicAnalysis
( 1 d ( ( ( ( l f i t t ( ( r r t i t tr ( ( I f r It
4
r
r \ , ! r t14
: . ' -..
` `
T a • /J i
■
�.. 1 _ 4 hn " Y g'.,,,,%,,,,-.4i. . 2--:: r'"�.�'kN r .' iii; - VI '\;4hs: /. `i q, _ -r rs c� #1;i ":° e
f _ 7 I d _ � W
j� ; a -. . -,,, • ";ti'Yi /n � ` '> . p . Z? � ` � c
r .` mil li i •. -' _ •
..� . M1/ �•' °•�, . •
■
•
)0 ...- .,...
�.1 mil �jf+i ? ;�. - _ � .�/
Alternative Development Scenarios for the Plan
Town Center • Winter Springs, Florida
March 1997
Michael Design Associates DOVER, KOH & PA Ps Gibbs Planning Group
LandscapeArchitecture town p l a n n i n g RetailiEconomicAnalysis
r t ( ( ( ( r" +` ( •
4
I aft ,.. 4lies • . � ■rr
i
% * I P 4/ Elm win
6' ..... Ma ILO * • *iiii
• .
. 1.21,01/1
AIM
• MI!
,..
. , .,..,,s . . ,
. _ .._
. \
,. 111.• ,:... U.. III . .\
* 4 ato•••••
,.• -, 4 „
Winter Springs vs. Savanah Winter Springs vs. Saint Peter's Square
iftell
1
• - - .
•
illp 1 1,
\,,.\ . iiii
All
4 Ilk '
Winter Springs vs. Venice
Scale Comparisons 4
Town Center • Winter Springs, Florida
Mask. 1997
Michael Design Associates DOVER, KOHL & PARTNERS Gibbs Planning Group
LandscapeArchitecture t o H n p l a n n i n g Retail /Economic Analysis