Morse Boulevard's Transect Analysis

N. Center Stre
Park
N. New York Ave.
Central Park
Blvd.
N. Virginia Ave.

Train
Station

Rollins College Sarah Elbadri
Masters of Planning and Civic Urbanism
Transect Study Travis Ray
Placemaking Morse Blvd. Jose Carlos Ayala
September 18, 2012 Winter Park, FL Heather Tribou

N. Pennsylvania Ave.

Park Ave.

N. Interlachen Ave.
N. Center Street
Lake

N. New York Ave.
Osceola

Central Park
W. Morse Blvd.

E. Morse Blvd.

N. Virginia Ave.
Train
Station

Figure Ground
4.
Figure Ground Ave west to east, the surface parking lots and lack of development discourages pedestrian mobility east
to west.
The Morse Boulevard figure ground analysis demonstrates that the center and core of Winter Park Once on Park Ave., human scale density and enclosure is addressed with an appropriate street frame of
continues to preserve a human-scale urban form built in the late nineteen century. Nevertheless, with the context-sensitive buildings. Yet a setback transition from the urban core to Lake Osceola is evident. This

5.
set back transition is especially obvious on the blocks between N. Central St., N. Interlachen Ave. to Lake

1. Starting at Pennsylvania Ave. and continuing to Virginia Ave., the figure ground demonstrates a dis-
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. Osceola.

6.
While development on Morse Blvd. addresses the road, there is a lack of neighborhood structure and

7.
persed development pattern, with wider gaps between buildings than those found closer to Park Ave. transit2 connectivity.
From Pennsylvania Ave. to Virginia Avenue there is a lack of urban building types and mixed used.3

2. From Virginia Ave. to New York Ave., a denser development pattern creates better walkable environ-
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. While development on Morse Blvd. has been built to intensity, there are underutilized areas with open
spaces or deeper setbacks.
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.

3. From New York Ave. to Park Ave. the figure ground reflects a lack of liner buildings addressing the road
However, newly urbanized mixed-use development on Morse Blvd. eastbound encourages walkability
and addresses the pedestrian.

Tachieva, Galina, “Sprawl Repair Manual” Island Press, Washington, Covelo, and London, 2010 Pg. 153
and maintaining a consistent “build to line”1. While Central Park encourages pedestrians to walk Morse
2
1 City of Winter Park’s Planning Department, “Winter Park Morse Boulevard Plan Façade Design Guidelines.” Pg. 2 3 Ibid. Pg 153


Zoning Map
Commercial District (C-1) encourage the continuation of the present unique Park Avenue busi- Public and quasi-public (PQP) district due to their environmental sensitivity and benefit to the overall envi-
This district establishes restrictions to insure that shopping centers ness district of the city and to provide for its use within certain other This district is established to provide suitable areas for public service, ronment whether publicly or privately owned.
are designed and located to minimize traffic congestion on public defined geographical areas as specified in the comprehensive plan. and quasi-public uses or buildings. This district is generally intended
highways and streets in their vicinity and to best fit the general land to accommodate the activities of public agencies, governments, so- Multifamily District (High Density R-4)
use pattern of the area to be served by the center. Office District (O-1) cial service agencies, schools, community centers, utilities, muse- The purpose of this district is to permit certain areas within the city to
Shopping centers are intended to provide areas for a combination The purpose and intent of this office district is to provide areas in the ums, nursing homes/assisted living facilities and hospitals. This dis- be developed for high-density residential use. Areas which may be
of uses, including retail businesses, personal services, banking city to accommodate business and professional offices as well as trict is intended to provide the combination of public and quasi-public suitable for intense development include areas around the urban core
and professional services and office facilities to serve either a small residential development if the residential components are predom- uses along with any customary residential accommodations that are and adjacent to major arterial streets.
neighborhood or the entire community. inately located above the ground floor. Areas zoned for office use generally a part of the primary function of the entity. The regulations for this district attempt to encourage developments,
shall be appropriately located throughout the city to serve the general which are compatible with the existing residential character of the city
Commercial District (C-2) public and not create an adverse effect on adjacent residential areas. Parks and recreation (PR) district and would not negatively impact existing residential neighborhoods.
This district has different requirements than other commercial areas, A mix of uses within buildings is permitted subject to the criteria The purpose of a parks and recreation district is to insure that areas
especially pertaining to setbacks, parking requirements, height specified in this district. of the city are preserved for park, open space, and recreational
limitations and permitted land uses. This district is established to purposes for the benefit of the residents or maintained as open space


Future Land Use
Future Land Use Designations maintain and enhance Pedestrian orientation. The maximum density is 17 units per shall be the R-4 zoning district. Included in this classification are townhouses, housed in office structures such as those allowed in the O-1 and O-2 districts. This
Winter Park’s Future Land Use Map sets forth future land use designations on a acre. condominiums, and apartments. The maximum density is twenty-five (25) units designation also allows a density of residential uses up to 17 units per acre.
parcel-by-parcel basis. However, the Future Land Use designations are broader per acre.
in some instances and generally encompass more uses within each category than Commercial
the more specific zoning districts. A narrative explanation of the Future Land Use This land use classification includes both the wide variety of commercial retail Institutional This Future Land Use Map designation accommodates land used for either
Map designations and their permitted density and intensity of development is as uses, restaurants, and various professional offices uses. It is designed to relate to This land use classification includes lands used by governments, hospitals, church- passive or active recreation and land left in its natural state for environmental or
follows: those areas zoned C-1 and C-3, but may also include areas zoned I-1 when used es, schools, utilities and social service agencies serving the public. This designa- conservation reasons. It encompasses public and private parks and recreation areas
for commercial or office or residential purposes. This designation also allows a tion is compatible with the P.Q.P. zoning and any future hospital or medical arts and cemeteries, which shall be precluded from development and those areas on
Central Business District (CBD) density of residential uses up to 17 units per acre. district. However, these types of uses are also permitted as conditional uses within unplatted parcels, which the City shall consider for dedication as parkland when
This land use classification includes the retail business, restaurant, professional other designations. subdivision occurs. Land designated as parks and open space would also preclude
office and residential uses that are permitted within the Central Business District High-Density Residential its use for streets or roads. This designation standard for intensity of use is for
(C-2) zoning district. This designation differs from the commercial, mixed use and This land use classification is designed to indicate areas to be zoned for the Office and Professional passive recreational or active recreational facilities.
office designations in terms of the land use policies for this area, which strive to multi-family residential use. The compatible zoning district for this designation This land use classification includes the business and professional activities


C

F G h


N. New York Ave.
N. Virginia Ave.
Central Park

A C E f gh i E. Morse Blvd.
W. Morse Blvd.

N. Interlachen Ave.
Park Ave.

N. Center Street
A d B D l k j Train
Station I

B e l k K
J

Grain Study (1 of 3)
Morse Ave between Pennsylvania and Virginia Ave has mostly a sparse H. Old untended building with low use for area
A. Directional Sign add to fabric
amount of urban grain. Isolated dense amounts of urban grain exist on
irregular intervals. Public infrastructure like decorative lights, brick paving, B. Older building looks like a jail I. Apartments have large scale massing
and sign posts has been added at the Pennsylvania intersection but is C. Empty lot has potential to engage corner J. Newer building has a few layers of complexity
lacking at the Virginia intersection. The building detail, accessories, outdoor D. Elderly Home car oriented, simple massing K. Sidewalk was given complexity, but the
furniture and landscaping all generally richer with the decreasing age of the E. Parking lot adresses street not garden purpose of a sidewalk was ignored
building. The older the building is in this block the less complex and intense. F. Pedestrian spaces and higher level of L. Older building lacking layers to match its
The older buildings or empty lots are the areas that need to be built upon. years of age.
complexity


C

e F G


N. New York Ave.
N. Virginia Ave.
A
Central Park

A C E f gh E. Morse Blvd.
W. Morse Blvd.
i

N. Interlachen Ave.
K j

Park Ave.
d

N. Center Street
B D Train
Station

B K H
J I K

Morse Ave between New York and Park Ave has an overall dense amount F. Park increases dense grain at Park Ave.
A. Monolithic apts lack human scale portions
of urban grain. The area surrounding Central Park, the train station,
underutilized park area and monolithic apartment buildings, lack the ﬁne B. Mixed use building detail at huamn scale G. Park Ave. shops have history, scale,detail
level of grain required for an urban center zone. Public infrastructure like C. Under utilized park, little amentities H. High level of grain with texture and furnishings
raised brick planter beds, public art and brick center plaza enhance the D. Parking lot disrupts connection, zero I. Urban plaza has human scale and detail
urban center zone. Buildings generally have more detail East of Park and complexity. J. Park edge is inviting and range of scales
less detail West of Park. The urban grain is enhanced by age in this block. E. Park provides a simple range of open K. Train station has human scale but lneeds an
Older building have been retroﬁtted and repurposed to serve with the updated layer of grain.
spaces.
texture of the stucco complimenting the candy shop sign.


C d e F

N. New York Ave.
C

N. Virginia Ave.
A Central Park D
BE f g
W. Morse Blvd.
E. Morse Blvd. h
ALKj

N. Interlachen Ave.
i

Park Ave.

N. Center Street
Train

L
Station
G

B K j I H

Morse Ave from Center Ave to Lake Osceola has a respectively decreasing F. Park increases dense grain at Park Ave.
A. Monolithic urban apts with human scale
amount of urban grain. The block between Center Ave. and Interlachen
Ave. has an increased amount of urban grain toward Center Ave. The portions and ﬁne grain G. Park Ave. shops have history, scale,detail
urban grain decreases halfway in the block closer to Interlachen. The B. Restuarant at huamn scale and simple H. High level of grain with texture and furnishings
buildings become more monolithic as you get closer to the lake and the detail I. Urban plaza has human scale and detail
strokes of design elements become larger. C. Under utilized park, little amentities J. Park edge is inviting and range of scales
D. Parking lot disrupts connection K. Train station has human scale but lneeds an
E. Park provides various open spaces updated layer of grain.


Av 47.3ft Av 85.2ft
Av 64.5ft Av 142.3ft Av 100ft
Av 67ft

Av147ft Av 65.6ft
Av 172.5ft Av 236ft Av 510ft
Av 78.5ft

Building Fronts

This is a study of the lengths of building fronts along The average size of the building front for each block On average, the buildings on the West side of the
Morse Blvd. According to the transect model, the size is shown in each colored box. Blocks with an aver- train tracks have a larger front. This largely has to do
of a building should change as it moves from one age frontage of under 100 ft are cyan. Blocks with an with the size of the blacks, which grow wider the fur-
zone to the next, and by calculating the frontage of average of between 100 ft and 200 ft are in blue. And ther form Park Avenue the black is. This analysis re-
each building, we can get a more objective idea of blocks with an average building frontage greater than veals three distinct zones- the area East of Park Ave-
what zones currently exist in the area. 200 ft are magenta. nue, Park Avenue and the block behind it, and the
apartments at the end of Morse.


Av 23.2ft
Av 6ft
Av 18.5ft Av 27ft Av 21.5ft
Av 6ft

Av 6ft Av 25ft
Av 18ft Av 12ft Av 6ft Av 22ft

Building Setbacks

This is a study of the building setbacks along Morse The average building setback is shown in each box. As a whole, the East-most buildings are setback the
blvd. The setback, like building face and height, is an Setbacks were calculated from the edge of the road. most. Approaching Park Avenue from the East the set-
objective criteria that we can use to tell where there The color of the box shows how far set back the build- backs reach their smallest before expanding out once
might be different zones in the area’s transect. ing was, with light-orange for an average setback more. This seems to indicate three different zones: the
under ten feet, orange for a setback between eleven four East-most blocks, the four small blocks close to
and twenty feet, and burnt-orange for an average Park Avenue, and the four blocks on the West of Park
setback greater than twenty feet. Avenue.


Legend
Two Floors
Three Floors
Four or more Floors

Building Height Requirements
This is a study of building heights as permitted in the Bulging heights are as follows: Yellow represents a As a whole, there are three distinct areas in terms of
Winter Park Zoning Codes. This measure gives a per- zone that is designated for a maximum of two floors, building heights. The two East-most apartment blocks
spective on where different zones might be planned pink represents a maximum of three floors, and blue running from the lake to Interlachen make up one,
to exist in the future. When it was not possible to find represents an existing five story building. No data was while the swath of two story permitted height to the
height requirements, the existing number of floors was found on the East-most lots, depicted with colored West make up the second, and the mix of pink and
used as a measure boarders, therefore existing building height was used yellow that stretches from West of the Railroad to
as a measure. Interlachen.


M5 M4

lk.
wa

. Interlachen Ave.
te
Pennsylvania Ave

N. Virginia Ave.

. New York Ave.

inu

. Center Street
Park Ave.
5m
Lake

Central
Park E. Morse Blvd
W. Morse Blvd

Train
Station
M3 M2

MP MC

Exisitng Transect
M5 LT-1
M4M5 LT-1 M5. Active mixed use area, urban building types, higher density, no TS. Train Station, central core of transect
M3
M4 setbacks, sidewalks and street trees US. Under utilized space,area does not preform to transect zone.
LT-2
M2M3 LT-2 M4. Mixed use area, urban building types, sidewalks and street trees, LT-1. Local Thoroughfare-Morse Blvd and Park Ave.
MPM2 LT-3 some setbacks LT-2. Local Thoroughfare- New York Ave and Pennsylviana Ave. and
MP LT-3 M3. Residentail area, high density, large setbacks, garden plantings Interlachan Ave. - important connections
MC TT
MC TT M2. Residentail area, detached small lots. LT-3. Local Thoroughfare- Virgina Ave and Center Ave.
TS
TS
UP MP. Regional Park (Central Park) and Boat Cruise on Lake TT. Train station is historic center
US
US UP MC. Civic Spaces, Church, Post Ofﬁce and Parking Lot UP. Urban Plaza connects activity from Park Ave to Morse


M5 M4

lk.
wa

. Interlachen Ave.
te
Pennsylvania Ave

N. Virginia Ave.

. New York Ave.

inu

. Center Street
Park Ave.
5m
Lake

Central
Park E. Morse Blvd
W. Morse Blvd

Train
Station
M3 M2

MP MC

Proposed Transect
M5 LT-1
M5
M4 LT-1 M5. Active mixed use area, urban building types, higher density, no TS. Train Station, central core of transect
M4 setbacks, sidewalks and street trees LT-1. Local Thoroughfare-Morse Blvd and Park Ave.
M3 LT-2
M3 LT-2 M4. Mixed use area, urban building types, sidewalks and street trees, LT-2. Local Thoroughfare- New York Ave and Pennsylviana Ave. and
M2
M2 LT-3 some setbacks Interlachan Ave. - important connections
MP
MP LT-3 M3. Residentail area, high density, large setbacks, garden plantings LT-3. Local Thoroughfare- Virgina Ave and Center Ave.
MC
MC TT
TT M2. Residentail area, detached small lots. TT. Train station is historic center
TS
TS MP. Regional Park (Central Park) and Boat Cruise on Lake UP. Urban Plaza connects activity from Park Ave to Morse
UP
UP MC. Civic Spaces, Church, Post Ofﬁce and Parking Lot


A D

. Interlachen Ave.
Pennsylvania Ave

N. Virginia Ave.

. New York Ave.

. Center Street
Park Ave.
Lake

Central
B EF G
W. Morse Blvd
H Park E. Morse Blvd
J
C D I Train
A Station
F G

I J

Sprawl Repair Sites

A. Exisitng building lacking opacity and height. F. Low density ofﬁce
B. Empty Lot G. Lacks Pedestrian Connection
C. Exisitng building set back away from road H. Grassy lawn needs more park uses.
D. Under utilized parking lacks pedestrain connection I. Parking lot low use for a core space
E. Single use detached residentail J. Poor terminous, needs space bookends the boulevard


Existing Section Proposed Section

West of Pennsylvania and Morse

East of Pennsylvania and Morse

440 West Morse Blvd.



West of Railroad Crossing

East of Railroad Crossing
(unchanged)

East of Park and Morse
(unchanged)



Median at East End of Morse
(unchanged)

Parking at East End of Morse


Transect Restoration Target

Site Rendering

Proposed Typical Section Existing Conditions Proposed Restoration

Hage Viola M Trust Site ments will activate pedestrian traffic on Morse Boulevard.
Existing Future Land Use Designation: Commercial Proposed Recommendations:
This land use classification includes a wide variety of commercial retail uses, restau- The following are recommendations of the Hage Viola M Trust Site will increase pedes- § Driveway entrances shall remain on Pennsylvania Avenue and should not be
rants, and various professional offices uses. It is designed to relate to those areas zoned trian activity, human scale development, and entrepreneurship in Winter Park’ dynamic more than 20 feet wide. On this site, a multi-level parking garage should be
C-1 and C-3, but may also include areas zoned I-1 when used for commercial or office milieu. frame by dwelling units.
or residential purposes. This designation also allows a density of residential uses up to § New development, façades, and infrastructure improvements should follow Win-
ter Park Morse Boulevard Plan – Façade Design Guidelines, created on October § All fences should follow Winter Park’s policies and recommendations.
17 units per acre.
2010. § Native canopy should be planted 40’ center-to-center distance.
Proposed Future Land Use Designation: Central Business District § Future development should include architecture consistent with existing build- § The multi-level parking garage should include a comprehensive façade that
(CBD) ings and Winter Park’s eclectic architecture. However, windows on the first floor utilizes either landscape or architectural ornaments to create a sensitive and
This land use classification includes the retail businesses, restaurants, professional should be increased in size. Increasing window visibility promotes “eyes on the appropriate structure.
office and residential uses that are permitted within the Central Business District (C-2) street”—a technique that is a tool for both safety and economic development.
zoning district. This designation differs from the commercial, mixed use, and office § Proposed development should be mixed-use. An example of such development
designations in terms of the land use policies for this area, which strive to maintain and would include a pharmacy, restaurant, or specialty grocery store as the first floor,
enhance Pedestrian orientation. The maximum density is 17 units per acre. with rental dwelling unit apartments on the second floor. Introducing rental apart-



Site Rendering

The Gardends-Depugh Nursing Home
Existing Future Land Use Designation: Office and Professional Proposed Recommendations: businesses on Morse Boulevard.
This land use classification includes the business and professional activities housed The Gardens-Depugh Nursing Home site is an opportunity to introduce active-living § All fences should follow Winter Park’s policies and recommendations.
in office structures such as those allowed in the O-1 and O-2 districts. This designa- lifestyle apartments within close proximity to an already existing elderly home health § Native canopy should be planted 40’ center-to-center distance.
tion also allows a density of residential uses up to 17 units per acre. care facility. Age-restricted apartments improve walkability, connectivity, and urban § Development on this site should be at least three stories of apartments.
form. The following are recommendations to increase pedestrian activity, human § Multi-level Parking Garage should be frame by dwelling units and built south
Proposed Future Land Use Designation: Central Business District scale development, and entrepreneurship in Winter Park’ dynamic milieu. of the site with an entrance on Welbourne Ave.
(CBD) § New development, façades, and infrastructure improvements should follow § The multi-level parking garage should include a comprehensive façade that
This land use classification includes the retail business, restaurant, professional of- Winter Park Morse Boulevard Plan – Façade Design Guidelines, created on utilizes either landscape or architectural ornaments to create a sensitive and
fice, and residential uses that are permitted within the Central Business District (C-2) October 2010. appropriate structure.
zoning district. This designation differs from the commercial, mixed use and office § Future development should maintain Winter Park’s eclectic architecture.
designations in terms of the land use policies for this area, which strive to maintain § Proposed development should be age restricted rental dwelling units. Intro-
and enhance pedestrian orientation. The maximum density is 17 units per acre. ducing rental apartments will activate pedestrian traffic and support local



Site Rendering

Palledeno Enterprises Site
Existing Future Land Use Designation: Office and Professional enhance Pedestrian orientation. The maximum density is 17 units per acre. building or Winter Park’s ecliptic architecture.
This land use classification includes the business and professional activities housed in § Proposed development should be mixed-use. It should consist of professional
office structures such as those allowed in the O-1 and O-2 districts. This designation Proposed Recommendations: offices on the first floor and rental dwelling units on the second floor. Introducing
also allows a density of residential uses up to 17 units per acre. The Palledeno site lacks “build to line” development, hindering meaningful walkability rental apartments will activate pedestrian traffic on Morse Boulevard.
environment and urban enclosure. The following recommendations aim to increase pedes- § Driveway entrance shall not be more than 20 feet wide.
Proposed Future Land Use Designation: Central Business District trian activity, human scale development, and entrepreneurship in Winter Park’ dynamic § All fences should follow Winter Park’s policies and recommendations.
(CBD) milieu. § Native canopy should be planted 40’ center-to-center distance.
This land use classification includes the retail businesses, restaurants, professional § New development, façades, and infrastructure improvements should follow Win- § Development on this site should not be higher that two stories.
office, and residential uses that are permitted within the Central Business District (C-2) ter Park Morse Boulevard Plan – Façade Design Guidelines, created on October § In order to maintain low parking requirements, a shared-parking policy should
zoning district. This designation differs from the commercial, mixed use, and office 2010. be established for the development.
designations in terms of the land use policies for this area, which strive to maintain and § Future development should maintain the architecture consistency to existing



Site Rendering


Venetian LLC Site
Existing and Proposed Future Land Use Designation: Central Busi- walkability, and urban form. The following recommendations are focused on increasing pe- § Development on this site should be at least three stories.
ness District (CBD) destrian activity, human scale development, and entrepreneurship in Winter Park’s dynamic § A multi-level parking garage should be framed by dwelling units and built north
This land use classification includes the retail business, restaurant, professional office, milieu. of the site with an entrance on Carolina Avenue.
and residential uses that are permitted within the Central Business District (C-2) zoning § New development, façades, and infrastructure improvements should follow the § The multi-level parking garage should include a comprehensive façade that uti-
district. This designation differs from the commercial, mixed use, and office designa- Winter Park Morse Boulevard Plan – Façade Design Guidelines, created on October lizes either landscape or architectural ornaments to create a sensitive and appro-
tions in terms of the land use policies for this area, which strive to maintain and enhance 2010. priate structure.
pedestrian orientation. The maximum density is 17 units per acre. § Future development should maintain Winter Park’s eclectic architecture.
§ To activate pedestrian traffic on Morse Boulevard, proposed development should be
Proposed Recommendations: rental dwelling units.
The Venetian LLC site has not been developed yet. Currently, this undeveloped land dis- § All fences should follow Winter Park’s policies and recommendations.
connects development to the east and west of the lot, hindering meaningful connectivity, § Native canopy should be planted 40’ center-to-center distance.


Existing Typical Section

Site Rendering

403 415 403
415


415 & 403 West Morse Blvd
415 W. Morse Blvd: Existing Land Use Designation: Commercial district. This designation differs from the commercial, mixed use, and office designations in § New development, façades, and infrastructure improvements should follow the
This land use classification includes a wide variety of commercial retail uses, restau- terms of the land use policies for this area, which strive to maintain and enhance pedestrian Winter Park Morse Boulevard Plan – Façade Design Guidelines, created on Oc-
rants, and various professional offices uses. It is designed to relate to those areas zoned orientation. The maximum density is 17 units per acre. tober 2010.
C-1 and C-3, but may also include areas zoned I-1 when used for commercial or office § Future development should maintain Winter Park’s eclectic architecture.
or residential purposes. This designation also allows a density of residential uses up to Proposed Recommendations: § To activate pedestrian traffic on Morse Boulevard, proposed development should
17 units per acre. This site, sitting at the northwest corner of Morse and Virginia, is made of two distinct par- be rental dwelling units above a commercial/resturant space.
cels. Through unrelated, both properties are currently underperfoming and serve as an oppor- § Native canopy should be planted 40’ center-to-center distance.
403 W. Morse Blvd: Existing and Proposed Future Land Use Desig- tunitiy to create meaningful connectivity, walkability, and urban form in young and desirable § Development on the 415 site should be at least three stories with a step down at
nation: Central Business District (CBD) neighborhood when combined. The following recommendations are focused on increasing 403 West Morse. This invites the eye to travel upwards as it follows the boule-
This land use classification includes the retail business, restaurant, professional office, pedestrian activity, human scale development, and entrepreneurship in Winter Park’s dynam- vard.
and residential uses that are permitted within the Central Business District (C-2) zoning ic milieu.


Before

. Interlachen Ave.
Pennsylvania Ave

N. Virginia Ave.

. New York Ave.

. Center Street
Park Ave.
Lake

Central
Park E. Morse Blvd
W. Morse Blvd

Before
Train
Station

Location After

300 Morse Blvd. Apartments
Existing Land Use: High Density Residential Proposed Future Land Use Designation: Central Proposed Recommendations:
This land use classification is designed to indicate areas Business District (CBD) The following are recommendations for the 300 Morse Blvd. site.
to be zoned for the multi-family residential use. The This land use classification includes the retail businesses, � New development, façades, and infrastructure improvements should follow Winter Park
compatible zoning district for this designation shall be restaurants, professional office and residential uses Morse Boulevard Plan – Façade Design Guidelines, created on October 2010.
the R-4 zoning district. Included in this classification that are permitted within the Central Business District � Future development should include architecture consistent with existing buildings and
are townhouses, condominiums, and apartments. The (C-2) zoning district. This designation differs from the Winter Park’s eclectic architecture.
maximum density is twenty-five (25) units per acre. commercial, mixed use, and office designations in � Proposed development should be live work units with a corner
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.



Site Rendering

Proposed Typical Section Inspiration

Station Square
Existing and Proposed Future Land Use Designation: Institutional we propose that a series of liner buildings be installed along Morse and New York. On the a way to bring character and texture to the building face.
This land use classification includes lands used by governments, hospitals, churches, first floor there would be space for office and retail, while the top three floors would be multi § Climbing vegetation will be planted on the clock tower face in a manner that is
schools, utilities and social service agencies serving the public. This designation is com- family apartments. An emphasis would be placed in creating a village feel and colloquial similar to the Cornell Social Sciences building.
patible with the P.Q.P. zoning and any future hospital or medical arts district. However, style, so as to also maintain Winter Park’s wish to retain its small town feel. The dense mixed § On the rear f the building special attention will be paid to “green” the walls with
these types of uses are also permitted as conditional uses within other designations. use multi-family unit would do well in close proximity to Sunrail, and maintain a consistency more window boxes in a manner that is similar to the Rollins Suntrust Parking
with the transect model of keeping a core area the most dense and active of spaces. What Garage.
Proposed Recommendations: follows is a quick overview of points of note with regards to the building.
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 § A clock tower will conceal an elevator that services the building, while also drawing
Sunrail Station, it was decided to change the surface parking lot into a parking garage. attention to the intersection as a place of special import.
However, to remain consistent with the character of Morse and to keep the street engaged, § Window boxes will be installed to keep a village quality to the building and provide



Site Rendering

Proposed Typical Section Inspiration

Station Park
Existing and Proposed Future Land Use Designation: Institutional tenants of Station Square. Therefore a naturalistic gateway was planned and an increased § Trees will be interspersed between those already planted, five feet behind the
This land use classification includes lands used by governments, hospitals, churches, planting of flowering bushes and shrubs to better define the edge of the park. While it was existing tree line so as to better define a hard edge to the park.
schools, utilities and social service agencies serving the public. This designation is com- tempting to change more of the park, it was important to recognize the importance of the § Flowering shrubs and bushes will be planted between the threes so as to better
patible with the P.Q.P. zoning and any future hospital or medical arts district. However, large open greenfield for events such as Fashion Week and the Winter Park Art Festival. By define a hard edge to the park and better create a sense of place within the park.
these types of uses are also permitted as conditional uses within other designations. adjusting the edge and defining a point of entry is hoped that the park may find increased use § The wide, open nature of the park will be preserved as it serves an important
despite it being on a relatively busy road. The following is a quick summary of the specifics function for community events, such as during Fashion Week and the Winter Park
Proposed Recommendations: of the changes made to the park: Art Festival.
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 § A 12ft wooden gateway will be constructed to define the entry point to the park.
the street, it was important to address the park and how best to create a well defined space § A path will run through the length of the park and connect it to the Central Park on
which can be both used and recognized as an amenity to the community and to the future the other side. A wide pedestrian crosswalk will be constructed over the rail lines.


Morse Boulevard's Transect Analysis

Morse Boulevard's Transect Analysis

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Morse Boulevard's Transect Analysis