THE PRIVATE SECTOR CLIENT: DEVELOPING FOR REGIONAL IMPACT Dee Dot Ranch, Jacksonville, Florida URBA 739 – Economics of Urban and Regional Development Prof. Mark Major Ashwini Dhamankar | 001718070 Winter 2016
JACKSONVILLE
N
SITE
TOTAL AREA = 20,000 ACRES
N
PROCESS
Taking reference from the site and urban context, the masterplan of DeeDot Ranch takes advantage of the existing roads bringing in the maximum oppurtunities possible through a series of connections essential to increase the potential for the land use map. The presence of wetlands provides an opportunity to remediate regions of natural system. Some of the notable visions is the contribution towards improving the biodiversity through such restoration strategies.
EXISTING WETLANDS WETLANDS
EXISTING ROADS
PROPOSED ROADS
N EXISTING ROADS
PROPOSED ROADS
HOUGHE
S BLVD
LANDUSE MAP
I 295
J TURNER BLVD
I 295
PH I LI PS HI GH W
PK E E AT C NO
WY
AY INDUSTRIAL LAND
LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL
N
INDUSTRIAL LAND
HIGH DENSITY RESIDENTIAL
WETLANDS
LOW DENSITY RESIDENTIAL
COMMERCIAL
PROPOSED ROADS
MEDIUM DENSITY RESIDENTIAL
MIXED USE
EXISTING ROADS
HIGH DENSITY RESIDENTIAL
HOUGHE
S BLVD
URBAN CENTERS
I 295
J TURNER BLVD
I 295
PK E E AT C NO
WY
INDUSTRIAL LAND LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL
N
INDUSTRIAL LAND
HIGH DENSITY RESIDENTIAL
WETLANDS
LOW DENSITY RESIDENTIAL
COMMERCIAL
PROPOSED ROADS
MEDIUM DENSITY RESIDENTIAL
MIXED USE
EXISTING ROADS
HIGH DENSITY RESIDENTIAL
LAND PARCELS
PHASING MAP
PHASE I PHASE II PHASE III PHASE IV PHASE V
PHASE I 2020-2029
PHASE II 2030-2039
PHASE III 2040-2049
PHASE IV 2050-2059
PHASE IV 2060-2069
PHASE I PHASE II PHASE III PHASE IV PHASE V
63 Parcels PHASE I PHASE II
N
PARCEL
PHASE I
PHASE III
PROPOSED ROADS
PHASE II
PHASE IV
PHASE III
PHASE V
PHASE IV
DESCRIPTION
TOTAL AREA = 20,000 ACRES
The site has been developed for commercial, residential, mixed uses and industrial uses along with public use integration.
Land use map The city Centre in an area, where commerce, entertainment, shopping are concentrated. The Dee Dot Ranch plan aims to create such urban centers in a site of 20,000acres situated in Jacksonville’s Duval County. 1. Residential , Mixed Uses and Urban Centers: The site justifies by creating urban centers to attract population along with the adjacent residential uses varying in densities. The mixed land uses are ammalgamated along the residential zones creating an opportunity for social life for the future residents. The mixed use buildings that result can help strengthen or establish neighborhood character and encourage effective community vision. Low Density residential areas have been proposed along the west and east edges complimenting the current and future land uses respectively. 2. Commercial land : the land alongside JTB Blvd aims for commercial development like public medical and institutional areas to compliment similar activities along the boulevard. 3. Proposed Roads: Taking advantage of the neighbouring roads, the site’s intention for the proposed roads have been for smooth moving traffic and separation of uses. The efficiency of the North - South Highway maintains effective flow of people throughout the verticality of the site. 4. Industrial land: The site realizes an astounding higher percentage greater return on slow but efficient industrial land use as well as mixed use development around transit networks on a per acre basis . One of the key concepts foreseen for the site is of Green Urbanism.
source : Google
Green Urbanism
Over the future, the plan aims to include citizen’s involvement, natural resource protection housing and public facilities and services. The wetlands preserved are the vision for a futuristic park holding the different components of the neighborhoods together. The park will be the largest open space in the expanding district of the Duval County and acts as a walkable green corridor connecting otherwise separate urban neighborhoods. It also integrates with surrounding landscapes. The land use plan aims to create multi-dimensional experience in the coming future years. Built on an approximate 3500 acres wetlands, a technique to restore the ecological value, the future park revitalizes the community and integrates a variety of active and passive uses. The open spaces involved serves as a public amenity to the communities around while also buffering the different land uses from residential to mixed uses. These strategies allowed me to develop the following land uses 1. Commercial land : 1655 acres 2. Industrial land : 331 acres 3. Mixed Use land : 1904 acres 4. High Density Residential : 2069 acres 5. Medium Density Residential : 4470 acres 6. Low Density Residential : 5959 acres
Parcel Map The parcel map has been attempted to equally divide wetlands along with the individual parcels for efficient conservation and protection of the wetlands and minimum impact. Strict parcel consisting of one land use per parcel for easy selling was the key to divide it evenly and along the proposed road networks.
Phasing and Horizon Development The development horizon for this 20,000 acre Dee Dot Ranch site has been set to 2069. The five phases are scheduled for a span of 10 years each and starts with the construction of Commercial land along the JTB BLVD. and ends with the industrial land down South-West edge of the site. The phasing plan is planned for a span of 10years each starting in 2020 Phase I : 1st January 2020 - 31st December 2029 Phase II : 1st January 2030 - 31st December 2039 Phase III : 1st January 2040 - 31st December 2049 Phase IV : 1st January 2050 - 31st December 2059 Phase V : 1st January 2060 - 31st December 2069 The final touchdown year for the entire project is due at 2070 where it is assumed that the whole site is expected to be acquired by necessary programs. Phase I : Starting north, the first phase includes commercial, mixed use and high density residential expecting to populate the site in good numbers. The Commerical, mixed use and residential parcels during the first phase will allow for vehicular access with temporary roads and interim turnaround movements provided until roadworks can be completed for the further phases.The first phase of the plan focuses on land acquisition, business plans, funding along with the parcels of different phases. Phase II and III follows similar pattern interms of construction and development towards road and movement paths. The bigger parcel of different densities of residential are phased for the for latter phases due to the size and land acquisition over the time.
Summary Development Table: The pacing plan was based on strategies 1. No land parcel to be sold by start of the last phase. 2. The first phase land parcels will include the parcels involved during the first and second phase of construction. 3. the remaining parcels are prioriotised depending on the acreage and the land use. A final margin of profit of 65.86% is achieved. The population speculated is much higher than 60,000 dwelling units
REFERENCES - City of Jacksonville Geographical Information System (JAX GIS) Maps: http://maps.coj.net/jaxgis/ Accessed last on 8th March 2016 - “Wetlands Mapper” of the National Wetlands Inventory from the U.S. Fish and Wildlife Commission: http://www.fws.gov/wetlands/data/mapper.HTML Accessed last on 23rd February 2016 - US Census 2010 <http://www.census.gov/popest/data/index.html>. Accessed on 29th February, 2016.