S313 Amy Bradbury, Masters of Science Urban and Regional Planning

Emily Hanna, Masters of Science Urban and Regional Planning

University of Central Florida

Single Owners

Current Use

Study Area

The study area includes 193 properties along a one-mile portion of Fairbanks

Avenue. Within the area are three different jurisdictions, the City of Winter

Park, the City of Orlando, and unincorporated Orange County. Parcels within

the City of Orlando were not included, but unincorporated properties were of

interest because of their potential to be annexed into the City of Winter Park

and subject to new public investment. This segment of Fairbanks Avenue is

bounded to the west by Interstate 4, a major regional highway, and to the east

by 17-92, a prominent local arterial roadway.

Findings

Work with property owners of multiple parcels

Targeting a smaller group of properties will make

redevelopment projects act as catalysts for redevelopment

along the entire corridor.

Redeveloping parcels and increasing intensity will increase

taxable value, therefore increase taxes received by the City.

Redeveloping properties owned by 5 different people could

increase the taxable improvement value by over $8 million

Increasing the intensity along Fairbanks Avenue to .6 could

increase the taxable building value by almost $40 million

Annexation of unincorporated properties to the south of the

corridor

Annexing the properties south of Fairbanks Avenue into the

City of Winter Park could gain the City $4 million worth of

taxable building value outright.

With rezoning and redevelopment efforts, taxable value could

increase to over $20 million

Establish a Main Street organization with a clear, unified vision Building SQFT Building Value

Existing Conditions

Methods

Definition of study area and identification of parcels

Jurisdiction

Zoning

Future Land use

Collect Property Appraiser data to analyze:

Property use (determined by DOR Code)

Property ownership

Age of structures

Building value: Just value subtracted by the land value

(also known as improvement value)

Land value

Intensity: building size in square footage divided by

parcel size in square footage

Utilization: Just value subtracted by the land value

divided by the just value

Visually depict data on maps

Analyze data and maps

Review and implement revitalization strategies

Zoning

Building Value Intensity

Abstract

Winter Park, Florida, is a small

municipality celebrated for its culture,

parks, historic centers, and Main

Street. Yet, many of the city’s visitors

arrive via the Fairbanks Avenue

gateway which lacks similar charm.

Due to the its position as a

entranceway, properties along the

corridor retain a high land value but

suffer from underutilization, structural

age, and inappropr iate use,

creating a blighted, auto-centric

corridor.

Fairbanks Avenue has been targeted

by the City of Winter Park for

revitalization as it boasts significant

potential for public and private

investment. This analysis took an

in-depth look at the relationship

between property value, land use,

and property ownership to develop

context-sensitive, holistic corridor

redevelopment strategies.

Acknowledgements

City of Winter Park, Florida

Owen Beitsch, PhD, FAICP, CRE

Interstate 4

Potential of Fairbanks Avenue

City of Winter Park deserves proper gateway, Fairbanks Avenue

shows strong potential

Promote a walkable, pleasant experience with new

streetscaping and business facades

Creation of a mixed-use corridor though removal of industrial

warehousing sites, increasing retail and restaurant options,

supporting multifamily developments

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Fairbanks Avenue

Key Points

Left: Area is auto-centric by design

with wide intersections, wide right of

ways, no shade, and no buffers be-

tween the sidewalk and roadway.

Right: Aging structures along the

corridor are have surface parking

fronting the roadway and lack land-

scaping.

Zoning: Most of the parcels are zoned

as commercial, though there is a mix

of office and some industrial zoned

parcels within the study area.

Current Use: A mix of uses that do

not compliment each other.

Building Value: Building value along

Fairbanks Avenue is low.

Intensity: Intensity within the subject

area is low. The Land Development

Code within the City of Winter Park

allows for a higher intensity for general

office and commercial (.5) and even

higher (.6) for mixed use.

Increase SQFT

701,055

1,188,440

1,477,028

Existing Conditions Increase FAR to .45 Increase FAR to .60

Increase Taxable Value

$17,690,373

$24,184,722 $29,477,218

$0

$36,569,134

$49,152,683

$0

$57,841,346

$73,798,404

Existing

Conditions

Increase FAR to

.45

Increase FAR to

.60

Baseline

Moderate

Improved

Photo Courtesy of Edmonton, CA. Retrieved from: http://www.edmonton.ca/city_government/projects_redevelopment/stony-plain-road-urban-design.aspx

Fairbanks Avenue

Interstate 4

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Fairbanks Avenue

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Fairbanks Avenue

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Fairbanks Avenue

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