April 16, 2008 – A “character-based” coding approach for Winter Park.

That’s what citizens saw Tuesday night during the final presentation of a five-day charrette to determine guidelines for the city’s long-term growth. And why shouldn’t a regulating plan for much-admired Winter Park be based on “character”?

[ STORY CONTINUES BELOW PHOTOS > ]

The definition of “village character” and the application of components of that character to commercial corridors beyond Park Avenue and Central Park were key deliverables for the two consulting teams hired by the city, Canin Associates and PlaceMakers. The final presentation offered city officials and citizens a first draft of principles and a regulating plan to create a fair and predictable template for growth.

Missed it? Download the presentations here:
Part One (12.5mb)
Part Two (19.3mb)

Canin Associates principal Brian Canin explained the teams’ overview. Planning for the future relies on the “three-legged stool” of: strategic thinking; consensus building; and implementing tools.

The strategic thinking responsibility may be the most complex, since it requires coordinating Winter Park’s vision of the future with that of the seven-county, 86-city Orlando Metro region, which is expected to double in population to some 7.2 million people by 2050. Transportation and transit planning, in addition to coordinated planning for access to water, will be key components of that regional thinking. For a sense of the economic context of growth, check out the city’s Economic Development Agency analysis.

One model for consensus building is the kind of charrette staged by the consulting teams in Winter Park. It began on Friday, April 11. By the time of the closing presentation, there had been eight public meetings and some 11 hours of open-studio chats with citizens over the five days. “One thing we heard you say,” PlaceMakers principal Susan Henderson told the final session crowd, “is that you found that, despite your differences, you were a lot closer than you thought on important issues.”

Henderson took over the responsibility of explaining the implementing tools, chief of which is a form-based code customized for Winter Park’s unique character. She said that although some planners might not agree with all the adjustments the consultants were making to the usual form-based code for Winter Park, “I’d be please to show what we’ve done to my colleagues, because this is a place-based code that can work for Winter Park.”

While there remains much to work out with regulating plan specifics, both Canin and Henderson were able to show images of what they were suggesting for Winter Park and how the business corridors might look over time were a form-based code in place. Some of those images, including before-and-after illustrations, are included on this page.

So what’s next? Once the report is edited and submitted to the city, it will undergo the usual review process. “It’s up to you,” said Henderson to the citizens crowded into the City Commission Chambers for the presentation, “whether you want to adopt it completely, incrementally, or not at all.”

Some of the ideas now in play include:

Fairbanks Avenue
This animation and aerial rendering demonstrate an idea for accommodating growth over time – continuing to manage existing vehicular traffic but enhancing the pedestrian experience through on-street parking and/or Boulevard slip lanes provided by the developer. Slip lanes have the further advantage of better separating those on the sidewalk from higher speed traffic, while also providing “up front” parking spaces desired by retailers.

Fairbanks Streetscape
This admittedly small graphic shows how Fairbanks could develop over time under the proposed code. Featuring a collection of one, two and three story buildings, the image further demonstrates the green frontage and articulated facades suggested by residents.

Intersection of Pennsylvania, Orange and Fairbanks
Shown here is how three story development might better frame and tame this high-profile intersection.

Holler Chevrolet site on Fairbanks
Another example of the slip lane idea, which adds a landscaped transition between development and the existing right of way, followed by the addition of a slip lane appropriate for slow, local traffic and convenient retail parking.

Morse Boulevard at Pennsylvania
This depiction illustrates how the proposed trolley circulator could appear.

Orange Avenue Street Section, north of Denning
Shown is a proposed transition from two travel lanes per side to one automotive lane and one bicycle lane, as well as a new, center turn lane.

Lane Configurations on 17-92
Potential interim and long-term conditions. Option 1 shows landscaping of the existing center turn lane, fronted by the surface parking of adjacent business. In time, Option 2 shows how the scene could be further enhanced by larger sidewalks and walkable retail.

Height-Sensitive Setbacks
Charrette participants thus far have made clear their desire for buildings to step back from the sidewalk as they grow taller. As a result, the current code in development features multiple, height-dependent setbacks – modest on a one story building; more substantial on a three story building.