Morse Boulevard's Transect Analysis

Transect Study Morse Blvd.

Winter Park, FL

Sarah Elbadri Travis Ray

Jose Carlos Ayala Heather Tribou

Rollins CollegeMasters of Planning and Civic UrbanismPlacemakingSeptember 18, 2012

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E. Morse Blvd.

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Winter Park, FL




W. Morse Blvd.

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Figure GroundFigure Ground

The Morse Boulevard figure ground analysis demonstrates that the center and core of Winter Park continues to preserve a human-scale urban form built in the late nineteen century. Nevertheless, with the introduction of the automobile, development adjacent to Park Avenue echoes an expansion prompted by increased mobility. The following points reflect the Morse Blvd figure ground analysis.1. Starting at Pennsylvania Ave. and continuing to Virginia Ave., the figure ground demonstrates a dis-

persed development pattern, with wider gaps between buildings than those found closer to Park Ave. These wider gaps discourage pedestrian walkability. In contrast, building setbacks on Morse Blvd. cre-ate a friendly environment for those walking or driving from or to Winter Park.

2. From Virginia Ave. to New York Ave., a denser development pattern creates better walkable environ-ment. Yet, apartments on Morse Blvd westbound do not address the street or pedestrians. A homoge-neous fence separates of private and public realm creating a blank space that discourages walkability. However, newly urbanized mixed-use development on Morse Blvd. eastbound encourages walkability and addresses the pedestrian.

3. From New York Ave. to Park Ave. the figure ground reflects a lack of liner buildings addressing the road and maintaining a consistent “build to line”1. While Central Park encourages pedestrians to walk Morse

1 City of Winter Park’s Planning Department, “Winter Park Morse Boulevard Plan Façade Design Guidelines.” Pg. 2

Ave west to east, the surface parking lots and lack of development discourages pedestrian mobility east to west.

4. Once on Park Ave., human scale density and enclosure is addressed with an appropriate street frame of context-sensitive buildings. Yet a setback transition from the urban core to Lake Osceola is evident. This set back transition is especially obvious on the blocks between N. Central St., N. Interlachen Ave. to Lake Osceola.

5. While development on Morse Blvd. addresses the road, there is a lack of neighborhood structure and transit2 connectivity.

6. From Pennsylvania Ave. to Virginia Avenue there is a lack of urban building types and mixed used.3 7. While development on Morse Blvd. has been built to intensity, there are underutilized areas with open

spaces or deeper setbacks.

2 Tachieva, Galina, “Sprawl Repair Manual” Island Press, Washington, Covelo, and London, 2010 Pg. 153

3 Ibid. Pg 153


Winter Park, FL




Zoning MapCommercial District (C-1)This district establishes restrictions to insure that shopping centers are designed and located to minimize traffic congestion on public highways and streets in their vicinity and to best fit the general land use pattern of the area to be served by the center. Shopping centers are intended to provide areas for a combination of uses, including retail businesses, personal services, banking and professional services and office facilities to serve either a small neighborhood or the entire community.

Commercial District (C-2)This district has different requirements than other commercial areas, especially pertaining to setbacks, parking requirements, height limitations and permitted land uses. This district is established to

encourage the continuation of the present unique Park Avenue busi-ness district of the city and to provide for its use within certain other defined geographical areas as specified in the comprehensive plan.

Office District (O-1)The purpose and intent of this office district is to provide areas in the city to accommodate business and professional offices as well as residential development if the residential components are predom-inately located above the ground floor. Areas zoned for office use shall be appropriately located throughout the city to serve the general public and not create an adverse effect on adjacent residential areas. A mix of uses within buildings is permitted subject to the criteria specified in this district.

Public and quasi-public (PQP) districtThis district is established to provide suitable areas for public service, and quasi-public uses or buildings. This district is generally intended to accommodate the activities of public agencies, governments, so-cial service agencies, schools, community centers, utilities, muse-ums, nursing homes/assisted living facilities and hospitals. This dis-trict is intended to provide the combination of public and quasi-public uses along with any customary residential accommodations that are generally a part of the primary function of the entity.

Parks and recreation (PR) districtThe purpose of a parks and recreation district is to insure that areas of the city are preserved for park, open space, and recreational purposes for the benefit of the residents or maintained as open space

due to their environmental sensitivity and benefit to the overall envi-ronment whether publicly or privately owned.

Multifamily District (High Density R-4)The purpose of this district is to permit certain areas within the city to be developed for high-density residential use. Areas which may be suitable for intense development include areas around the urban core and adjacent to major arterial streets.The regulations for this district attempt to encourage developments, which are compatible with the existing residential character of the city and would not negatively impact existing residential neighborhoods.


Winter Park, FL




Future Land UseFuture Land Use DesignationsWinter Park’s Future Land Use Map sets forth future land use designations on a parcel-by-parcel basis. However, the Future Land Use designations are broader in some instances and generally encompass more uses within each category than the more specific zoning districts. A narrative explanation of the Future Land Use Map designations and their permitted density and intensity of development is as follows:

Central Business District (CBD)This land use classification includes the retail business, restaurant, professional office and residential uses that are permitted within the Central Business District (C-2) zoning district. This designation differs from the commercial, mixed use and office designations in terms of the land use policies for this area, which strive to

maintain and enhance Pedestrian orientation. The maximum density is 17 units per acre.

CommercialThis land use classification includes both the wide variety of commercial retail uses, restaurants, and various professional offices uses. It is designed to relate to those areas zoned C-1 and C-3, but may also include areas zoned I-1 when used for commercial or office or residential purposes. This designation also allows a density of residential uses up to 17 units per acre.

High-Density ResidentialThis land use classification is designed to indicate areas to be zoned for the multi-family residential use. The compatible zoning district for this designation

shall be the R-4 zoning district. Included in this classification are townhouses, condominiums, and apartments. The maximum density is twenty-five (25) units per acre.

InstitutionalThis land use classification includes lands used by governments, hospitals, church-es, schools, utilities and social service agencies serving the public. This designa-tion is compatible with the P.Q.P. zoning and any future hospital or medical arts district. However, these types of uses are also permitted as conditional uses within other designations.

Office and ProfessionalThis land use classification includes the business and professional activities

housed in office structures such as those allowed in the O-1 and O-2 districts. This designation also allows a density of residential uses up to 17 units per acre.

This Future Land Use Map designation accommodates land used for either passive or active recreation and land left in its natural state for environmental or conservation reasons. It encompasses public and private parks and recreation areas and cemeteries, which shall be precluded from development and those areas on unplatted parcels, which the City shall consider for dedication as parkland when subdivision occurs. Land designated as parks and open space would also preclude its use for streets or roads. This designation standard for intensity of use is for passive recreational or active recreational facilities.

Grain Study (1 of 3)


Winter Park, FL




Morse Ave between Pennsylvania and Virginia Ave has mostly a sparse amount of urban grain. Isolated dense amounts of urban grain exist on irregular intervals. Public infrastructure like decorative lights, brick paving, and sign posts has been added at the Pennsylvania intersection but is lacking at the Virginia intersection. The building detail, accessories, outdoor furniture and landscaping all generally richer with the decreasing age of the building. The older the building is in this block the less complex and intense. The older buildings or empty lots are the areas that need to be built upon.

A. Directional Sign add to fabricB. Older building looks like a jailC. Empty lot has potential to engage cornerD. Elderly Home car oriented, simple massingE. Parking lot adresses street not gardenF. Pedestrian spaces and higher level of complexity

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H. Old untended building with low use for areaI. Apartments have large scale massing J. Newer building has a few layers of complexityK. Sidewalk was given complexity, but the purpose of a sidewalk was ignoredL. Older building lacking layers to match its years of age.



Winter Park, FL




W. Morse Blvd.

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Morse Ave between New York and Park Ave has an overall dense amount of urban grain. The area surrounding Central Park, the train station, underutilized park area and monolithic apartment buildings, lack the fine level of grain required for an urban center zone. Public infrastructure like raised brick planter beds, public art and brick center plaza enhance the urban center zone. Buildings generally have more detail East of Park and less detail West of Park. The urban grain is enhanced by age in this block. Older building have been retrofitted and repurposed to serve with the texture of the stucco complimenting the candy shop sign.

A. Monolithic apts lack human scale portionsB. Mixed use building detail at huamn scaleC. Under utilized park, little amentitiesD. Parking lot disrupts connection, zero complexity. E. Park provides a simple range of open spaces.

F. Park increases dense grain at Park Ave.G. Park Ave. shops have history, scale,detailH. High level of grain with texture and furnishingsI. Urban plaza has human scale and detailJ. Park edge is inviting and range of scalesK. Train station has human scale but lneeds an updated layer of grain.



Winter Park, FL




W. Morse Blvd.

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Morse Ave from Center Ave to Lake Osceola has a respectively decreasing amount of urban grain. The block between Center Ave. and Interlachen Ave. has an increased amount of urban grain toward Center Ave. The urban grain decreases halfway in the block closer to Interlachen. The buildings become more monolithic as you get closer to the lake and the strokes of design elements become larger.

A. Monolithic urban apts with human scale portions and fine grainB. Restuarant at huamn scale and simple detailC. Under utilized park, little amentitiesD. Parking lot disrupts connectionE. Park provides various open spaces

F. Park increases dense grain at Park Ave.G. Park Ave. shops have history, scale,detailH. High level of grain with texture and furnishingsI. Urban plaza has human scale and detailJ. Park edge is inviting and range of scalesK. Train station has human scale but lneeds an updated layer of grain.


Winter Park, FL




This is a study of the lengths of building fronts along Morse Blvd. According to the transect model, the size of a building should change as it moves from one zone to the next, and by calculating the frontage of each building, we can get a more objective idea of what zones currently exist in the area.

The average size of the building front for each block is shown in each colored box. Blocks with an aver-age frontage of under 100 ft are cyan. Blocks with an average of between 100 ft and 200 ft are in blue. And blocks with an average building frontage greater than 200 ft are magenta.

On average, the buildings on the West side of the train tracks have a larger front. This largely has to do with the size of the blacks, which grow wider the fur-ther form Park Avenue the black is. This analysis re-veals three distinct zones- the area East of Park Ave-nue, Park Avenue and the block behind it, and the apartments at the end of Morse.

Building Fronts

Av 85.2ft

Av 510ftAv 65.6ft

Av 100ftAv 47.3ft

Av 78.5ft

Av 67ft

Av147ft

Av 64.5ft

Av 172.5ft

Av 142.3ft

Av 236ft


Winter Park, FL




Av 18.5ft

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This is a study of the building setbacks along Morse blvd. The setback, like building face and height, is an objective criteria that we can use to tell where there might be different zones in the area’s transect.

The average building setback is shown in each box. Setbacks were calculated from the edge of the road. The color of the box shows how far set back the build-ing was, with light-orange for an average setback under ten feet, orange for a setback between eleven and twenty feet, and burnt-orange for an average setback greater than twenty feet.

As a whole, the East-most buildings are setback the most. Approaching Park Avenue from the East the set-backs reach their smallest before expanding out once more. This seems to indicate three different zones: the four East-most blocks, the four small blocks close to Park Avenue, and the four blocks on the West of Park Avenue.

Building Setbacks


Winter Park, FL




Legend Two Floors Three Floors Four or more Floors

Building Height Requirements

This is a study of building heights as permitted in the Winter Park Zoning Codes. This measure gives a per-spective on where different zones might be planned to exist in the future. When it was not possible to find height requirements, the existing number of floors was used as a measure

Bulging heights are as follows: Yellow represents a zone that is designated for a maximum of two floors, pink represents a maximum of three floors, and blue represents an existing five story building. No data was found on the East-most lots, depicted with colored boarders, therefore existing building height was used as a measure.

As a whole, there are three distinct areas in terms of building heights. The two East-most apartment blocks running from the lake to Interlachen make up one, while the swath of two story permitted height to the West make up the second, and the mix of pink and yellow that stretches from West of the Railroad to Interlachen.

Exisitng Transect


Winter Park, FL




M5M4M3M2MPMC

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M5. Active mixed use area, urban building types, higher density, no setbacks, sidewalks and street treesM4. Mixed use area, urban building types, sidewalks and street trees, some setbacksM3. Residentail area, high density, large setbacks, garden plantingsM2. Residentail area, detached small lots.MP. Regional Park (Central Park) and Boat Cruise on LakeMC. Civic Spaces, Church, Post Office and Parking Lot

TS. Train Station, central core of transectUS. Under utilized space,area does not preform to transect zone.LT-1. Local Thoroughfare-Morse Blvd and Park Ave.LT-2. Local Thoroughfare- New York Ave and Pennsylviana Ave. and Interlachan Ave. - important connectionsLT-3. Local Thoroughfare- Virgina Ave and Center Ave.TT. Train station is historic center UP. Urban Plaza connects activity from Park Ave to Morse

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Proposed Transect


Winter Park, FL




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M5. Active mixed use area, urban building types, higher density, no setbacks, sidewalks and street treesM4. Mixed use area, urban building types, sidewalks and street trees, some setbacksM3. Residentail area, high density, large setbacks, garden plantingsM2. Residentail area, detached small lots.MP. Regional Park (Central Park) and Boat Cruise on LakeMC. Civic Spaces, Church, Post Office and Parking Lot

TS. Train Station, central core of transectLT-1. Local Thoroughfare-Morse Blvd and Park Ave.LT-2. Local Thoroughfare- New York Ave and Pennsylviana Ave. and Interlachan Ave. - important connectionsLT-3. Local Thoroughfare- Virgina Ave and Center Ave.TT. Train station is historic center UP. Urban Plaza connects activity from Park Ave to Morse

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Sprawl Repair Sites


Winter Park, FL




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A. Exisitng building lacking opacity and height.B. Empty LotC. Exisitng building set back away from road D. Under utilized parking lacks pedestrain connectionE. Single use detached residentail

F. Low density officeG. Lacks Pedestrian ConnectionH. Grassy lawn needs more park uses.I. Parking lot low use for a core spaceJ. Poor terminous, needs space bookends the boulevard

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Winter Park, FL




West of Pennsylvania and Morse

Existing Section Proposed Section

East of Pennsylvania and Morse

440 West Morse Blvd.


Winter Park, FL









Winter Park, FL




West of Railroad Crossing


East of Railroad Crossing(unchanged)

East of Park and Morse(unchanged)


Winter Park, FL




Median at East End of Morse(unchanged)


Parking at East End of Morse


Winter Park, FL




Hage Viola M Trust Site

Transect Restoration Target

Proposed RestorationExisting ConditionsProposed Typical Section

Site Rendering

Existing Future Land Use Designation: CommercialThis land use classification includes a wide variety of commercial retail uses, restau-rants, and various professional offices uses. It is designed to relate to those areas zoned C-1 and C-3, but may also include areas zoned I-1 when used for commercial or office or residential purposes. This designation also allows a density of residential uses up to 17 units per acre.

Proposed Future Land Use Designation: Central Business District (CBD)This land use classification includes the retail businesses, restaurants, professional office and residential uses that are permitted within the Central Business District (C-2) zoning district. This designation differs from the commercial, mixed use, and office designations in terms of the land use policies for this area, which strive to maintain and enhance Pedestrian orientation. The maximum density is 17 units per acre.

ments will activate pedestrian traffic on Morse Boulevard.§ Driveway entrances shall remain on Pennsylvania Avenue and should not be

more than 20 feet wide. On this site, a multi-level parking garage should be frame by dwelling units.

§ All fences should follow Winter Park’s policies and recommendations. § Native canopy should be planted 40’ center-to-center distance.§ The multi-level parking garage should include a comprehensive façade that

utilizes either landscape or architectural ornaments to create a sensitive and appropriate structure.

Proposed Recommendations:The following are recommendations of the Hage Viola M Trust Site will increase pedes-trian activity, human scale development, and entrepreneurship in Winter Park’ dynamic milieu.

§ New development, façades, and infrastructure improvements should follow Win-ter Park Morse Boulevard Plan – Façade Design Guidelines, created on October 2010.

§ Future development should include architecture consistent with existing build-ings and Winter Park’s eclectic architecture. However, windows on the first floor should be increased in size. Increasing window visibility promotes “eyes on the street”—a technique that is a tool for both safety and economic development.

§ Proposed development should be mixed-use. An example of such development would include a pharmacy, restaurant, or specialty grocery store as the first floor, with rental dwelling unit apartments on the second floor. Introducing rental apart-


Winter Park, FL




The Gardends-Depugh Nursing Home



Site Rendering

Existing Future Land Use Designation: Office and ProfessionalThis land use classification includes the business and professional activities housed in office structures such as those allowed in the O-1 and O-2 districts. This designa-tion also allows a density of residential uses up to 17 units per acre.

Proposed Future Land Use Designation: Central Business District (CBD)This land use classification includes the retail business, restaurant, professional of-fice, and residential uses that are permitted within the Central Business District (C-2) zoning district. This designation differs from the commercial, mixed use and office designations in terms of the land use policies for this area, which strive to maintain and enhance pedestrian orientation. The maximum density is 17 units per acre.

Proposed Recommendations:The Gardens-Depugh Nursing Home site is an opportunity to introduce active-living lifestyle apartments within close proximity to an already existing elderly home health care facility. Age-restricted apartments improve walkability, connectivity, and urban form. The following are recommendations to increase pedestrian activity, human scale development, and entrepreneurship in Winter Park’ dynamic milieu.

§ New development, façades, and infrastructure improvements should follow Winter Park Morse Boulevard Plan – Façade Design Guidelines, created on October 2010.

§ Future development should maintain Winter Park’s eclectic architecture.§ Proposed development should be age restricted rental dwelling units. Intro-

ducing rental apartments will activate pedestrian traffic and support local

businesses on Morse Boulevard. § All fences should follow Winter Park’s policies and recommendations. § Native canopy should be planted 40’ center-to-center distance.§ Development on this site should be at least three stories of apartments.§ Multi-level Parking Garage should be frame by dwelling units and built south

of the site with an entrance on Welbourne Ave.§ The multi-level parking garage should include a comprehensive façade that

utilizes either landscape or architectural ornaments to create a sensitive and appropriate structure.


Winter Park, FL




Palledeno Enterprises Site



Site Rendering

Existing Future Land Use Designation: Office and ProfessionalThis land use classification includes the business and professional activities housed in office structures such as those allowed in the O-1 and O-2 districts. This designation also allows a density of residential uses up to 17 units per acre.

Proposed Future Land Use Designation: Central Business District (CBD)This land use classification includes the retail businesses, restaurants, professional office, and residential uses that are permitted within the Central Business District (C-2) zoning district. This designation differs from the commercial, mixed use, and office designations in terms of the land use policies for this area, which strive to maintain and

building or Winter Park’s ecliptic architecture.§ Proposed development should be mixed-use. It should consist of professional

offices on the first floor and rental dwelling units on the second floor. Introducing rental apartments will activate pedestrian traffic on Morse Boulevard.

§ Driveway entrance shall not be more than 20 feet wide.§ All fences should follow Winter Park’s policies and recommendations. § Native canopy should be planted 40’ center-to-center distance.§ Development on this site should not be higher that two stories.§ In order to maintain low parking requirements, a shared-parking policy should

be established for the development.

enhance Pedestrian orientation. The maximum density is 17 units per acre.

Proposed Recommendations:The Palledeno site lacks “build to line” development, hindering meaningful walkability environment and urban enclosure. The following recommendations aim to increase pedes-trian activity, human scale development, and entrepreneurship in Winter Park’ dynamic milieu.

§ New development, façades, and infrastructure improvements should follow Win-ter Park Morse Boulevard Plan – Façade Design Guidelines, created on October 2010.

§ Future development should maintain the architecture consistency to existing


Winter Park, FL




Venetian LLC Site

Proposed Typical Section

Site Rendering


Proposed RestorationExisting Conditions

Existing and Proposed Future Land Use Designation: Central Busi-ness District (CBD)This land use classification includes the retail business, restaurant, professional office, and residential uses that are permitted within the Central Business District (C-2) zoning district. This designation differs from the commercial, mixed use, and office designa-tions in terms of the land use policies for this area, which strive to maintain and enhance pedestrian orientation. The maximum density is 17 units per acre.

Proposed Recommendations:The Venetian LLC site has not been developed yet. Currently, this undeveloped land dis-connects development to the east and west of the lot, hindering meaningful connectivity,

§ Development on this site should be at least three stories.§ A multi-level parking garage should be framed by dwelling units and built north

of the site with an entrance on Carolina Avenue.§ The multi-level parking garage should include a comprehensive façade that uti-

lizes either landscape or architectural ornaments to create a sensitive and appro-priate structure.

walkability, and urban form. The following recommendations are focused on increasing pe-destrian activity, human scale development, and entrepreneurship in Winter Park’s dynamic milieu.

§ New development, façades, and infrastructure improvements should follow the Winter Park Morse Boulevard Plan – Façade Design Guidelines, created on October 2010.

§ Future development should maintain Winter Park’s eclectic architecture.§ To activate pedestrian traffic on Morse Boulevard, proposed development should be

rental dwelling units. § All fences should follow Winter Park’s policies and recommendations. § Native canopy should be planted 40’ center-to-center distance.


Winter Park, FL




415 & 403 West Morse Blvd


Site Rendering

Existing Typical Section

Proposed RestorationExisting Conditions

415 W. Morse Blvd: Existing Land Use Designation: CommercialThis land use classification includes a wide variety of commercial retail uses, restau-rants, and various professional offices uses. It is designed to relate to those areas zoned C-1 and C-3, but may also include areas zoned I-1 when used for commercial or office or residential purposes. This designation also allows a density of residential uses up to 17 units per acre.

403 W. Morse Blvd: Existing and Proposed Future Land Use Desig-nation: Central Business District (CBD) This land use classification includes the retail business, restaurant, professional office, and residential uses that are permitted within the Central Business District (C-2) zoning

§ New development, façades, and infrastructure improvements should follow the Winter Park Morse Boulevard Plan – Façade Design Guidelines, created on Oc-tober 2010.

§ Future development should maintain Winter Park’s eclectic architecture.§ To activate pedestrian traffic on Morse Boulevard, proposed development should

be rental dwelling units above a commercial/resturant space. § Native canopy should be planted 40’ center-to-center distance.§ Development on the 415 site should be at least three stories with a step down at

403 West Morse. This invites the eye to travel upwards as it follows the boule-vard.

district. This designation differs from the commercial, mixed use, and office designations in terms of the land use policies for this area, which strive to maintain and enhance pedestrian orientation. The maximum density is 17 units per acre.

Proposed Recommendations:This site, sitting at the northwest corner of Morse and Virginia, is made of two distinct par-cels. Through unrelated, both properties are currently underperfoming and serve as an oppor-tunitiy to create meaningful connectivity, walkability, and urban form in young and desirable neighborhood when combined. The following recommendations are focused on increasing pedestrian activity, human scale development, and entrepreneurship in Winter Park’s dynam-ic milieu.

403415403415


Winter Park, FL




W. Morse Blvd

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300 Morse Blvd. Apartments

Before

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AfterLocation

Existing Land Use: High Density ResidentialThis land use classification is designed to indicate areas to be zoned for the multi-family residential use. The compatible zoning district for this designation shall be the R-4 zoning district. Included in this classification are townhouses, condominiums, and apartments. The maximum density is twenty-five (25) units per acre.

Proposed Future Land Use Designation: Central Business District (CBD)This land use classification includes the retail businesses, restaurants, professional office and residential uses that are permitted within the Central Business District (C-2) zoning district. This designation differs from the commercial, mixed use, and office designations in terms of the land use policies for this area, which strive to maintain and enhance Pedestrian orientation. The maximum density is 17 units per acre.

Proposed Recommendations:The following are recommendations for the 300 Morse Blvd. site. � New development, façades, and infrastructure improvements should follow Winter Park Morse Boulevard Plan – Façade Design Guidelines, created on October 2010.� Future development should include architecture consistent with existing buildings and Winter Park’s eclectic architecture. � Proposed development should be live work units with a corner


Winter Park, FL




Station Square


Site Rendering


Inspiration

Existing and Proposed Future Land Use Designation: InstitutionalThis land use classification includes lands used by governments, hospitals, churches, schools, utilities and social service agencies serving the public. This designation is com-patible with the P.Q.P. zoning and any future hospital or medical arts district. However, these types of uses are also permitted as conditional uses within other designations.

Proposed Recommendations:The area of Station Square is currently a surface level parking lot. In order to support higher density along Morse and to provide a source of parking for those who drive to the Sunrail Station, it was decided to change the surface parking lot into a parking garage. However, to remain consistent with the character of Morse and to keep the street engaged,

a way to bring character and texture to the building face.§ Climbing vegetation will be planted on the clock tower face in a manner that is

similar to the Cornell Social Sciences building. § On the rear f the building special attention will be paid to “green” the walls with

more window boxes in a manner that is similar to the Rollins Suntrust Parking Garage.

we propose that a series of liner buildings be installed along Morse and New York. On the first floor there would be space for office and retail, while the top three floors would be multi family apartments. An emphasis would be placed in creating a village feel and colloquial style, so as to also maintain Winter Park’s wish to retain its small town feel. The dense mixed use multi-family unit would do well in close proximity to Sunrail, and maintain a consistency with the transect model of keeping a core area the most dense and active of spaces. What follows is a quick overview of points of note with regards to the building.

§ A clock tower will conceal an elevator that services the building, while also drawing attention to the intersection as a place of special import.

§ Window boxes will be installed to keep a village quality to the building and provide


Winter Park, FL




Station Park


Site Rendering


Inspiration

Existing and Proposed Future Land Use Designation: InstitutionalThis land use classification includes lands used by governments, hospitals, churches, schools, utilities and social service agencies serving the public. This designation is com-patible with the P.Q.P. zoning and any future hospital or medical arts district. However, these types of uses are also permitted as conditional uses within other designations.

Proposed Recommendations:Station Park is an existing greenspace to the North of the proposed Station Square build-ing. With the development of a four story mixed use apartment and parking garage across the street, it was important to address the park and how best to create a well defined space which can be both used and recognized as an amenity to the community and to the future

§ Trees will be interspersed between those already planted, five feet behind the existing tree line so as to better define a hard edge to the park.

§ Flowering shrubs and bushes will be planted between the threes so as to better define a hard edge to the park and better create a sense of place within the park.

§ The wide, open nature of the park will be preserved as it serves an important function for community events, such as during Fashion Week and the Winter Park Art Festival.

tenants of Station Square. Therefore a naturalistic gateway was planned and an increased planting of flowering bushes and shrubs to better define the edge of the park. While it was tempting to change more of the park, it was important to recognize the importance of the large open greenfield for events such as Fashion Week and the Winter Park Art Festival. By adjusting the edge and defining a point of entry is hoped that the park may find increased use despite it being on a relatively busy road. The following is a quick summary of the specifics of the changes made to the park:

§ A 12ft wooden gateway will be constructed to define the entry point to the park.§ A path will run through the length of the park and connect it to the Central Park on

the other side. A wide pedestrian crosswalk will be constructed over the rail lines.


Winter Park, FL




W. Morse Blvd

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Central Park

TrainStation

Lake

Lake Osceola Urban Plaza

Before

AfterLocation

Existing Land Use: Thoroughfare and Parking LotThe site is currently being used as a city parking area. The affected area currently has approximately sixteen parallel parking spaces. High density residential surrounds the north and south.

Proposed Future Land Use: Urban PlazaThe proposal is to create a urban plaza that provides a terminus to Morse Boulevard and a serves as a community space. Parking will still continue in the area when the area is not being used for events.

Proposed Recommendations:The following are recommendations to create Lake Osceola Urban Plaza. � Add statue at center axis of terminating street to create focal point� Remove existing vegetation to allow view to lake and to create a frame for the statue.� Add tall thin trees to delineate parking spaces and enclose plaza width.� Use paving patterns to further visually narrow space. � Provide gateway into the entry of the space

Morse Boulevard's Transect Analysis

Design

osceola central park

lack of development

center stre park

quasipublic pqp district

certain areas

office district o

public service

intense development