Location: Orlando, Florida. Former Military Training Base
This project is a traditional neighborhood development on the site of a former military training base. The development process dramatically transformed an environmentally stressed brownfield site into a thriving, green, sustainable neighborhood.
To appreciate what the project is today, one must understand what it was just eight years ago: a huge pile of rubble. The 16-month dismantling of the base, completed in August 2001, was one of the world's largest demolition, recycling, and environmental remediation projects. In total 256 buildings, 200 miles of underground utilities, and 25 miles of roads were dismantled, yielding 600,000 tons of concrete, 80,000 tons of asphalt, and 240,000 tons of limerock. The cleaned concrete rubble was crushed on site for use in new road beds and other projects, literally creating mountains of material visible from miles away. This on-site recycling also saved an estimated 30,000 dump truck trips to the landfill.
With the goal of creating habitats attractive to both people and wildlife, the developer partnered with Audubon of Florida to help plan the parks and water edges, taking care to create viable ecosystems where none existed before. The developer also made a concerted effort to preserve and enhance the existing mature tree assets on the site. More than 100 live oaks, laurel oaks, and other large specimens were successfully transplanted, and over 4000 new street trees have been planted.
Instead of developing valuable lakefront land into executive homesites, the shorelines of the largest lakes were transformed into a park system for the enjoyment of the public. The park features a popular waterfront trail, a small amphitheater, and wooden docks gazebos. Non-native vegetation has been removed from the shoreline, and new plantings that are attractive to wildlife are taking hold. The two large lakes were reconnected to one another, resulting in improved water quality for both. Within the connector canal, a small island was created as a bird rookery.
In keeping with traditional town planning practices, the project's main entryways are discreet and marked only by modest monument signage and a relocated mature tree. Homes face adjacent older established neighborhoods and mature trees create a sense of permanence. Over time, the project will blend seamlessly with the surrounding neighborhoods.
The economic boost the project provides to the community is significant: $1.5 billion+ in new property tax value; over $30 million a year in property tax revenue; and 6,000 permanent jobs. The development provides Florida and other states a fine example of housing, shops, job centers and other uses combined in an energy-efficient, walkable and popular development. The project has stimulated significant reinvestment in nearby commercial and residential areas that were once supported by military personnel.
From the first home sale in the summer of 2002 through December 2008, the 15 home builders have sold 1,671 homes, at a value of approximately $710 million. More than 1,000 apartments have been completed and leased. More than 70 businesses have offices within the project and approximately 45 retailers and restaurants operate in the village center.
Transect Zone(s): T3 sub-urban, T4 general, T5 center.
Status: 76-99% Built
Project or Plan's Scale: Neighborhood
Features: Affordable/subsidized housing, Civic buildings & parks, Mixed uses, Waterfront.
Land area (in acres): 1100
Total built area (in sq. ft.):
Total project cost (in local currency):
Retail area (in sq. ft.):
Office area (in sq. ft.): 1000000
Industrial area (in sq. ft.):
Number of hotel units:
Number of residential units (include live/work): 4400
Civic uses (type and size): New Public elementary school, New public middle school, 3 neighborhood pools, 2 recreation centers, churches
Parks & green space (in acres): 450
Residential types: Low-rise flats, Townhouse/rowhouse/maisonette, Small lot detached, Large lot detached, Live/work.
Project team designers: Architects: Looney Ricks Kiss; Geoffrey Mouen Architects; Planners: Skidmore Owings & Merrill; Miller Sellen Connor & Walsh; Civil Engineers: PBS&J; Donald W. McIntosh Associates; Miller Sellen Connor & Walsh; Landscape Architects: Glatting Jackson Kercher Anglin; PBS&J; Public Agencies: City of Orlando; Home Builders: K. Hovanian Homes; Centerline Homes; David Weekley Homes; Issa Homes; Harkins Development; Rey Homes; Cahill; Charles Clayton Construction; Dave Konkol Homes; Derrick Builders; Goehring & Morgan; Hannigan Homes; Keith Field Homes; Rex-Tibbs Construction; Post Properties; Morgan Group
Project team developers: New Broad Street Investments, LLC
Previous site status:
Starting/Ending date of construction/implementation: -