P3X3 3D

We will move from the 2d mapping into three dimensions following Thursday. You are welcome to experiment prior. Use SketchUp and Google Maps and own maps to create separate three-dimensional models, to scale, of the existing condition and your proposed redevelopment. These will be fairly bland mass models with little detail. But they allow us to study and think about shadow, scale of urban space, visual connectivity and program use. I think that as a class we need to come up with a consistent color key that allows us to denote parking, housing, mercantile, business, etc. The masses then take on meaning within a mixed use concept.  Some of you will have more of this, and some of you will have less, depending upon your site and in the context.

P3X3 - New Opportunities

P3X3 Part 2 Early Proposals

Project 3
Exercise 3 Part 2


Woodridge Property Proposals
Density increase & focus on centralizing vehicle transit

The zoning for this area is classified first as a Laurel Hill P-D, but it falls under the R-3 category which was defined in the P3X2 assignment as multifamily residential. Currently the apartment complex holds 254 units over its roughly 16.5 acre site. Without any of the density bonuses that are available for this area, high density allowances are 50 dwelling units per acre. This means that it would be possible to fit 825 units on this site.

Proposal 1

Replacement of medium-density apartment buildings with high density to increase units and allow for the property to absorb the tenants of the other communities within the cluster who will be unable to pay for their units when the affordability incentives roll over. This community is the best option to be intensified and extended as affordable housing, as it is the closest to mass transit stops, community buildings, and commercial districts by foot.

Proposal 1 | New density of apartments within the complex

Proposal 2

A more extreme version of the first proposal, this design focuses on the complete redevelopment of a large section of neighboring property as well as the community itself. The density of the community is still increased, but this proposal takes advantage of the PD in the area to suggest changes to the character of the site. A large section of the on-grade parking is removed and condensed into multistory garages. This space is reclaimed as public green space, to allow for more community activities to take place. Mixed-use buildings border the edges of streets, so that this block is now activated by the combination of residential, commercial, and community uses overlapped.

Proposal 2 | Vehicle circulation through the site and parking garages


Proposal 2 | Pedestrian circulation through the site

P3X3 - Increasing Density

Project 3

Exercise 3

Density in Winter Park

It isn't unusual to see pushback from residential communities, especially affluent ones, when this issue is brought up.  In the correct context and with proper execution, this word can become synonymous with sustainable, successful, thriving communities.  

Winter Park is no stranger to this struggle, as evidenced by the referenced article from the Winter Park Voice, which deals with the Land Development Code (LDC) and Comprehensive Plan.

In some cases as is with the newly built Village Park senior apartment complex on 550 N. Denning Drive, the Comprehensive Plan future land use amendment and rezoning, along with an amendment to an existing Conditional Use Approval has been used as a tool to allow development that would otherwise not meet the strict current limitations.  But it raises the question: Shouldn't codes and ordinances readily allow for improved urban design and development?  

While suitability models such as the ones developed by the Shimberg Center for Housing Studies may point to the best locations for development of affordable housing, codes and ordinances may make those same great locations unsuitable, or limit them unnecessarily.

Historical Changes

Analysis of existing condition

YELLOW=arterial roads, GREEN=retail goods and services, ORANGE=example development, RED=existing affordable housing




Figure Ground

Site Scale and Density

Walkability and Suitability

Proposals for Improvement

Maps of Problems and Proposed Fixes (P3X3)

Exercise 3 (P3X3)

During 11/20 class period we discussed the making of maps that tell the following information about developments:

1. Problems/Issues at multiple scales (i.e. location, amenity, boundary/linkage, transportation, density, physical condition, etc). These are primarily focused on the 
2. Opportunities at multiple scales (linkages, densities/reconfigurations, 
3. Photoshop Urban Design at multiple scales. Cut and past other scales, shapes, types of development into your investigation site (recall our speculation about Dre's project). This is focused on redevelopment of the site itself but can include adding network improvements at the wider scale (new bus stops, bike trails, round-a-bouts, pedestrian bridges) and renovating/ transforming nearby amenities such as parks, or service areas such as retail centers to include new programs (discussed over Trevor's project). Use color paste-up on top of grayscale original. Use your mastery of photoshop to make this work. It is okay for it to look like a collage. It is not the first time this way of thinking has been applied. Have you ever seen Pianesi's fictional map of Rome? It is genius. 

Complete these over break.

P3X2 - Dedge - Subsidy Roll Off

Development Name: Magnolia Towers

Cluster 9
ShimID: 2274
Address: 100 E. Anderson Street Orlando, FL 32801
Housing Programs: HUD Use Agreement
Total Units: 156
Total Assisted Units: 156
Target Population: Elderly
Year Built: 1966
Subsidy Expiration: 2015

• Avg Rent / No. Rooms
• 0 BR: NA
• 1 BR: NA

Funders: HUD Multifamily
AVG Household size: NA

• Ethnicity %
• White: NA
• Asian: NA
• Black: NA
• Hispanic: NA
• Note, even though the demographics breakdown was unavailable the census data does that the tenants are predominantly white.

Avg Income: NA

Total Living Area: 105,612sf

Prev Year Assessed Value: $8,102,254

Property Use: Retirement Community

Building Type: Multi Family Residence

Ext Wall: Concrete Block Stucco

Int Wall: Drywall

With the expiration of the subsidy assistance in April of 2015 the elderly population will very likely be forced to seek out alternative housing, but in an ever dwindling market of subsidized housing this will prove increasingly difficult over the coming years.  The link below is a news article from the Orlando Sentinel  back in 2012.  The story had covered a series of unconfirmed notice of eviction letters being sent to the residents. The management company denied that they had sent them out, and that they are also commited to serving the elderly population.

http://www.wftv.com/news/news/local/contract-low-income-senior-housing-orlando-expire-/nWWjS/

The reality though is that with the expiration of the assistance it seems unlikely that they will be able to maintain the low rents that are currently being paid.  With the completion of the Dr. Philips next door, the Amway and future entertainment district down the street it seems very unlikely that the rents can be maintained at their current level with the inevitable rise of properties value.  The residents may not be forced out by a letter but by rising prices.

The buildings future will more than likely involve surface and interior renovations as a new crowd of young single professionals begin to move in taking advantage of the proximity to downtown.

P3X3 Part 1 Woodridge Apts

Project 3
Exercise 3 Part 1

Woodridge Affordable Housing Complex


Woodridge Evolution from 1999-2014

Zoning Restrictions
R-3 Land-Use Zoning

Multi-Family Dwelling District
Medium Density Residential: 20 du/ac + workforce housing bonus
High Density Residential: 50 du/ac + workforce housing bonus

Three DU
Min. Lot Area (sq. ft.): 11,250
Min. Living Area (sq. ft.): 500 per du
Min. Lot Width (ft.): 85
Min. Front Yard (ft.): 20
Min. Rear Yard (ft.): 30
Min. Side Yard (ft.): 10
Max Building Height (ft.): 35 (buildings in excess of height may be permitted as a special exception)

Four DU
Min. Lot Area (sq. ft.): 15,000
Min. Living Area (sq. ft.): 500 per du
Min. Lot Width (ft.): 85
Min. Front Yard (ft.): 20
Min. Rear Yard (ft.): 30
Min. Side Yard (ft.): 10
Max Building Height (ft.): 35 (buildings in excess of height may be permitted as a special exception)