URBAN DESIGN VISION PLANS FOR ARUBA
ORANJESTAD SAN NICOLAS
URBAN DESIGN VISION PLANS FOR
SAN NICOLAS
ARUBA
UNIVERSITY OF PENNSYLVANIA Department of City + Regional Planning CPLN 760 Urban Design Studio Fall 2010
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UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
TABLE OF CONTENTS ACKNOWLEDGEMENTS 4 EXECUTIVE SUMMARY 6 1. INTRODUCTION + ANALYSIS 19 2. CITYWIDE VISIONS + STRUCTURE PLAN
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3. SHORT-TERM DOWNTOWN STRUCTURE PLAN
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4. LONG-TERM DOWNTOWN STRUCTURE PLAN
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5. REGIONAL AMENITIES STRUCTURE PLAN
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6. CONCLUSIONS + RECOMMENDATIONS
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UNIVERSITY OF PENNSYLVANIA | PENNDESIGN
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STUDIO FACULTY + PARTICIPANTS
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ACKNOWLEDGEMENTS The Urban Design Vision Plan for San Nicolas was prepared by students in an Urban Design Studio at the University of Pennsylvania’s Department of City and Regional Planning during Fall Semester 2010. Students in the Departments of City Planning and Landscape Architecture were responsible for the production of the studio work, with guidance from their instructor team of Michael Larice, Gary Hack and Jonathan Fogelson. A team of students, recent graduates, and instructors were responsible for producing this document, which was largely designed and laid out by Ben Bryant. Special thanks to Sarah Marks and Hannah Bryant, who helped edit and proofread the documents. The studio was jointly funded by the Government of Aruba, the American Planning Association, and the School of Design at the University of Pennsylvania. We are grateful to these institutions and their staffs for their generous support of the studio, as well as their assistance in public charrettes, site tours, client meetings, and public presentations. We are particularly thankful for the tireless work of Daphne Every from the Aruba Monuments Bureau and John Reinhardt from the American Planning Association without whose help the studio would not have been possible. We appreciate the guidance of the many Aruban residents, business owners, and officials who took the time to engage us in the Aruba workshops and final presentation in Philadelphia. We are grateful to the Oranjestad Renaissance Hotel and Conference Center for their hospitality and accommodation. The students and faculty would like to thank the following people and organizations who contributed to the success of the studio:
GOVERNMENT OF ARUBA
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Mr. Mike Eman
Prime Minister
Mr. Oslin (Benny) Sevinger
Minister of Integration, Infrastructure and Environment
Ms. Jocelyne Croes
Minister Plenipotentiary
Mr. Emil Herde
Advisor to the Minister, Infrastructure Advisory Team Member
Mr. Fredric Every
Chief of Staff, Ministry of Integration, Infrastructure and Environment
Ms. Daphne Every
Landscape Architect, Aruba Monuments Bureau
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
THE AMERICAN PLANNING ASSOCIATION
STUDIO CRITICS
Mr. Paul Farmer
Executive Director and Chief Executive Officer
Ms. Patty West
Landscape Designer, Andropogon Associates, Ltd.
Mr. John Reinhardt
Program Manager
Ms. Susan K. Weiler
Partner, The Olin Studio
Mr. Thomas Bassett
Program Associate
Prof. Harris Steinberg
Director, Penn Praxis, PennDesign
Prof. John Landis
Chair, City and Regional Planning, PennDesign
Prof. Laura Wolf Powers
Assistant Professor, PennDesign
Prof. Domenic Vitiello
Assistant Professor, PennDesign
Prof. Michael Nairn
Adjunct Instructor, PennDesign / Urban Studies
Mr. John Robinson
PhD Candidate, PennDesign
Prof. David Gouverneur
Assistant Professor, PennDesign
Prof. Witold Rybczynski
Professor, PennDesign & the Wharton School
Ms. Catherine Bonier
PhD Candidate, PennDesign
THE UNIVERSITY OF PENNSYLVANIA - PENNDESIGN Ms. Marilyn Jordan Taylor
Dean, School of Design
Mr. Chris Cataldo
Director of Finance and Administration
Ms. Christine Reid
Business Administrator
Ms. Kate Daniel
Dept. Coordinator, City and Regional Planning
Ms. Roslynne Carter
Admin. Assistant, City and Regional Planning
Ms. Stacy Ritchey
Operations Assistant, Office of Operations
Mr. Karl Wellman
Director of Operations, Office of Operations
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
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EXECUTIVE SUMMARY INTRODUCTION + ANALYSIS
RED LIGHT DISTRICT- Currently, there is no specialized
This Urban Design Vision Plan is the result of
there any specific signage regulations being enforced.
district for adult entertainment in San Nicolas nor are
collaboration between an urban design studio at the University of Pennsylvania’s School of Design, the
LAND VACANCY - Both retail and housing vacancies are
Government of Aruba, and the American Planning
challenges for San Nicolas and the region. There are
Association. The primary objectives of the studio
many vacant parcels in downtown San Nicolas, and they
were educational; to expose and engage students in
are an impediment to creating a safe, vibrant downtown.
urban design issues and skills building exercises that could help prepare them for future careers in urban design and planning. The team from UPenn toured the island and then broke into two groups; with 8 students focusing on San Nicolas and 13 students focusing on Oranjestad. They took the results of two Renobacion Urbano workshops and charrettes and began their analysis of the two cities. After collecting data and meeting with key stakeholders they returned to Philadelphia to produce the Vision Plan you see in front of you. Through first hand observation and experience, research, and interviews the following challenges and opportunities were identified for San Nicolas. RETAIL TROUBLES – San Nicolas has a shortage of both local and tourist-driven retail.
ACCESS AND CIRCULATION - Downtown San Nicolas is extremely disjointed from the ocean. There is virtually no pedestrian or bicycle connection from the downtown to any of the beaches as well. RENOVATION OF BABY AND RODGERS BEACH - The beaches and adjacent recreational facilities are in need of substantial restoration. FRAGMENTED NEIGHBORHOODS - There are many neighborhoods around the periphery of downtown San Nicolas. These neighborhoods are fragmented from each other by environmental barriers, a lack of infrastructure, and disjointed road networks. FLOODING – Stormwater infrastructure to deal with even moderate rain events is poor.
NEGLECTED PUBLIC REALM – Much of the public realm of downtown San Nicolas is under-developed and unfriendly.
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UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
UNCERTAINTY OF REFINERY - San Nicolas was developed around the refinery as its sole economic basis, but the refinery has scaled back and repeatedly ceased
CITYWIDE VISIONS + STRUCTURE PLAN
operations. Although the refinery is scheduled to come
Several vision statements and design principles emanated
back online within the year, its long-term viability is still
out of the analysis of San Nicolas and are supported
in question.
by the results of the Renobacion Urbano II workshop.
REMEDIATION - Much of the areas within and around the
These Vision Statements should be the guiding direction of future planning and implementation, while Design
Valero lands have been cleaned up, but there is still the
Principles provide educational ideas for achieving the
possibility of soil and water contamination.
visions. Five vision statements guided our work in San
TOURISM - Over seventy percent of Aruba’s GDP is
Nicolas.
based on tourism, yet most tourists don’t even know
Each of these vision statements is supported by several
San Nicolas exists. Currently, very few tourists visit San
related design principles. The San Nicolas Vision Plan
Nicolas and only do so on day trips to Charlie’s Bar, the
applies each of these to the various urban components
beaches, or adult entertainment venues.
that make up the plan’s proposals. Collectively these
NATURAL ASSETS - The existing natural assets of Seroe Colorado are one of San Nicolas’ greatest opportunities. However, many of these landscapes are in need of restoration or at least careful management.
proposals are presented in a Citywide Structure Plan diagram. VISION 1 - NEW MODEL FOR TOURISM: San Nicolas’ tourist economy will emphasize both natural resources and cultural assets. Design Principles: 1.1 Infill development can emphasize culture and heritage tourism. 1.2 Eco-tourism development can be used to preserve the existing ecologies of San Nicolas. 1.3 Making amenities accessible to both locals and tourists can provide for greater diversity and economic sustainability.
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
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EXECUTIVE SUMMARY
VISION 2 - CONNECTED NEIGHBORHOODS: The people
4.2 Future public works projects can be designed around
of San Nicolas will be connected to valued places
existing refinery infrastructure to minimize inputs
and communities. Design Principles: 2.1 Connecting
and costs. 4.3 Transferring designated land to other
downtown San Nicolas with the ocean can provide
parties can reconnect the Valero lands to the rest of the
new cultural and economic opportunities for the
region. 4.4 Repurposing land for a variety of uses can
city. 2.2 Meaningful infill development can connect
provide greater economic diversity for the region. 4.5
neighborhoods. 2.3 Developing and enforcing growth
Sustainability planning can help reduce the ecological
boundaries can ensure neighborhood density. 2.4 Multi-
footprint of new development of the refinery and provide
modal transit can make neighborhoods more accessible.
suggestions for more appropriate design solutions.
2.5 Neighborhood centers can be established as sites of social interaction.
VISION 5 - A DOWNTOWN FOR EVERYONE: San Nicolas will be a revitalized, imageable, and vibrant place that
VISION 3 - A REGIONAL PARK SYSTEM AND ECOLOGICAL
attracts both residents and tourists. Design Principles:
NETWORK: A park system for the San Nicolas region will
5.1 A vibrant downtown can attract culture and heritage
protect existing natural resources and restore degraded
tourists to its unique character and amenities. 5.2
ecosystems. Design Principles: 3.1 New parks can be
Designating special zones for red light uses can ensure
created by restoring natural areas in the region. 3.2
safety and comfort for all downtown users. 5.3 Creating
Linking parks and natural areas together can create a
strong visual connections and wayfinding signage can
more accessible and resilient ecological network. 3.3
orient visitors and support easier navigation for tourists.
The use of native and drought resistant plant species can
5.4 Providing a downtown transportation system
help conserve water resources and reinforce the natural
that connects attractions and amenities can increase
identity of the island.
connectivity and access for tourists and locals. 5.5 Encouraging strong local retail and community amenities
VISION 4 - ECONOMIC DIVERSITY AND DEVELOPMENT:
can strengthen the regional economy.
The refinery site will become a catalyst for new
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opportunity in the San Nicolas region. Design Principles:
The San Nicolas Citywide Structure Plan is a physical
4.1 Remediating the site with ecologically regenerative
diagram that shows the arrangement of key proposed
plant life and integrated landscape systems can provide
elements of the city organized collectively in a
a cost-effective long-term solution to soil contamination.
framework for development. Its timeline is long-term;
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
EXECUTIVE SUMMARY
however, many of the projects can be started right now. The aims of the proposals are to connect the entire region and provide new economic support for the area. CONNECTIVITY: The regional plan provides a framework
SHORT-TERM DOWNTOWN STRUCTURE PLAN The short-term structure plan consists of proposals that can be implemented quickly and completed within three
for increased connectivity between downtown San
to five years. The themes of the short-term structure
Nicolas, adjacent neighborhoods, and the waterfront.
plan are revitalization, regeneration, and economic
This can be achieved through new road, bicycle, and
recovery. Its goal is to infuse San Nicolas with catalytic
pedestrian networks.
energy that spurs a multiplying effect within the town’s
ECONOMIC DIVERSITY: The downtown proposals focus on a new civic center and marketplace, a revitalized main street, local-serving infill and retail, and a new downtown commercial center. Within the regional scale, the proposals focus on larger, long-term economic development strategies, including a cruise ship terminal, resorts, and a new institutional center. LANDSCAPE SYSTEMS: The plan proposes a land banking strategy for the areas around the periphery of the refinery. The refinery lands will also be converted to a number of different ecological uses, including a tree nursery, a water treatment park, a recreational adventure park, and a phytoremediation field.
economy, cultural capital, and social capital. All of these proposals seek to revitalize the downtown district of San Nicolas through infill development, streetscaping, and public realm improvements. Our goals for the downtown entail: creating a new public park and market in the center of town, improving retail opportunities through the creation of a new art and shopping district, consolidating red light entertainment into a single district, and creating pedestrian streets and a new neighborhood locus in the Village. A NEW CIVIC CENTER INITIATIVE - The new civic center provides a locus for downtown San Nicolas. The site will include a market plaza with as well as shaded outdoor seating space. One market building will act as a stage for performances in the market square or park. A large park, consisting of a flexible civic lawn, is also planned around the existing residential and historic buildings. Around the park is a tree-lined promenade, and a small playground.
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EXECUTIVE SUMMARY
The civic core is also framed by infill of various uses,
The Main Street and adult entertainment district will
including new housing, a museum, and other institutional
be terminated at both ends by large hotels. These two
buildings.
hotels will bring a much needed density of tourists directly into downtown San Nicolas.
A REDEVELOPED DOWNTOWN ART AND SHOPPING DISTRICT- Economic instability has resulted in a dying
A RENEWED VILLAGE - This neighborhood improvement
shopping district with high vacancy. This proposal is
demonstration project concerns the regeneration
also based on providing a new anchor for the area: the
of existing neighborhoods in terms of physical
Gerrit Rietveld Art Academy, a design school based in
infrastructure, social capital, and economy. A
The Netherlands. This school will provide the catalyst
neighborhood commons, built around the existing public
for the district, bringing new users to struggling shops.
basketball court, is the centerpiece of this plan. A
The new shopping district will also build off a revitalized
canopy of trees offers shade, and raised planters with
public realm. The existing Art Deco building stock could
integrated seating create an amphitheater around the
provide a unique shopping experience and sense of place.
basketball court, which can double as a performance
Paving patterns will be used as wayfinding and structural
area. Side streets in the Village will be converted into
elements for streets, plazas, and intersections in the art
woonerfs, a Dutch design concept for shared streets.
and shopping district. New street furniture, street trees,
Infill development will replace “missing teeth” in the
and ornamental vegetation will also be added.
Village with new housing, boutique-scaled retail, and community space. This infill development will also
A REIMAGINED ENTERTAINMENT DISTRICT - This proposal
continue local building traditions in order to harmonize
retains the red light uses in San Nicolas within an
with the Village’s existing fabric.
autonomous district located along Rembrandtstraat, and redevelops Main Street as an entertainment district. The adult entertainment district will have public realm improvements such as trees, seating, decorative lighting, and exterior building improvements. The area should be converted to pedestrian only access. The streetscaping improvements provide an opportunity to link the public realm between the shopping and entertainment districts.
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EXECUTIVE SUMMARY
LONG-TERM DOWNTOWN STRUCTURE PLAN
regional public recreation and regenerative landscape
LONG-TERM DOWNTOWN STRUCTURE PLAN STRATEGY
shopping, restaurants, bars and cafĂŠs, as well as light
- The downtown long-term structure plan strategy
industrial and production areas; athletic fields; a
proposes two key overarching ideas. First, future
public beach; a look-out pavilion; and a performance
development on the south side of the island should
amphitheater.
be concentrated around a new waterfront core for
network; hotel, rental-condo, middle-income, and student residential space; commercial space for
the city. The commercial, institutional, residential,
CIRCULATION STRATEGY - The circulation strategy for
and tourist development that might accompany such
the expanded downtown seeks to address the current
a waterfront would increase traffic flow and energy
conditions and allow for new opportunities within and
in the downtown in a move to revitalize San Nicolas.
around the Valero lands. The location of the oil refinery
Second, future development around San Nicolas should
poses several circulation constraints; New circulation
include shaded, walkable public space and direct public
systems can be used to connect catalytic developments
access to the waterfront and other amenities. Creating
to the east and south of the existing downtown. A new
an urban waterfront that is truly open to and used by
road acts as a throughway from the shopping district
the public is essential for the people of Aruba. The
through the entertainment and university districts to
San Nicolas waterfront could provide necessary public
beaches and other recreational facilities to the east.
access and create a new and unique experience on the
Circulation in the new university district will also
island of Aruba while still maintaining a distinctly Aruban
extend existing streets from the Village to the east and
character.
encourage linkages to recreation and downtown.
The long-term downtown structure plan shows a
LAND USE AND DEVELOPMENT STRATEGY - When the
potential expansion of the downtown directly to the
oil refinery eventually goes offline, development to the
water and toward the south-east and Seroe Colorado.
south of San Nicolas will finally connect the city to the
The proposed development includes: a public harbor
water. Construction of an inviting public space between
connecting downtown San Nicolas to the water; a cruise
the town and the ocean can begin soon after the refinery
ship terminal; an education and research campus; an Aruba welcome center; an energy museum; a marina; a
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
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EXECUTIVE SUMMARY
closes down. Docks located on the refinery lands will be
NEW DOWNTOWN NEIGHBORHOODS AND NODES -
converted to hold passenger cruise ships. Land near the
Valero lands within the immediate vicinity of downtown
downtown will be designated for the future growth of San
will be absorbed into the existing fabric of the city
Nicolas, including waterfront hotels and condominiums.
and will be used to strengthen physical and social
Land to the east of San Nicolas will become available
linkages throughout the region. Much of the downtown
for new development opportunities. Such opportunities
extension will be directed toward commercial and
include a new research and development campus for
institutional development. The cruise ship terminal,
renewable energy technologies.
campus, marina, residential neighborhoods, and public space bring additional activity and energy to San
A NEW DOWNTOWN WATERFRONT - Providing quality
Nicolas. The residential area in the expanded downtown
public space to the people of San Nicolas is the primary
waterfront area integrates tourist housing and amenities
goal of the Downtown Waterfront proposal. The
into the city, creating a unique destination and a
waterfront access that is created by the new harbor is
lively neighborhood. The creation of a neighborhood
framed by public space, which connects the new center
supporting the housing needs of students and faculty will
of downtown to the water through a series of public
also be dovetailed into the existing downtown Village.
plazas. This new waterfront development will provide a density of residents and tourists large enough to support
A NEW ANCHOR INSTITUTION AND MARINA - The
greater economic development in the retail, service,
research and development center for renewable energy
and hospitality sectors. The mouth of the harbor is
technologies will be able to replace the oil refinery as
punctuated by a new cruise ship terminal building on
a large economic generator for the city. The research
one side and a public look-out pavilion on the other. The
and development campus has four main sections. On the
topography slopes gradually upward from the mouth to
north end of the campus, single-family and multi-unit
the town, creating a slow, smooth grade upward for the
apartments will be constructed to house faculty and
buildings and streets. As you reach the elevation of the
their families as well as students, visiting scholars and
town, the ground levels, and both sides of the harbor
scientists. South of the campus housing, will be a block
empty into a plaza framed by the Aruba welcome center
that acts as an intersection of residential, commercial
and the energy museum.
and institutional land uses. The campus will not only conduct research on cutting edge energy technologies, but also employ these new energy technologies in
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EXECUTIVE SUMMARY
the site design. The individual buildings of this part
another. The proposed regional bicycle network, which
of the campus will be connected on the second floor
will allow walkers and bikers to access the different
by a network of walkways and awnings that integrate
amenities of the region, will be a part of the larger
solar panels into the shading structure. The southern
ecological network. Resort will also work to support this
end of the campus allows for large-scale development
network. This plan also calls for the restoration of the
opportunities that take full advantage of its waterfront
recreational facilities at Baby and Rodgers Beaches and
location, as well as recreational fields and a marina.
Commanders Bay as well as the creation of a new Marina
REGIONAL AMENITIES STRUCTURE PLAN GOALS / INTENSIONS - There are five main goals and principles for the regional structure plan of the San Nicolas Region. These five goals will work together to
adjacent to the downtown. The final goal of the regional structure plan is to ensure a more focused development in the region. Through the use of a greenbelt, the plan proposes that all future development be concentrated in already urbanized areas such as in the Downtown or at Seroe Colorado.
create new opportunities for the region. They are: to
RECREATION NETWORK STRATEGY - The creation of a
build a more diverse economy unique to the island;
new regional park system and ecological network will
to improve the access, circulation, and connectivity
be valuable to the San Nicolas Region for a number of
of the region; to restore and reclaim valuable Aruban
reasons: It will re-knit the ecological fabric of the region,
landscapes; to provide new recreational opportunities;
create new recreational opportunities for residents and
and to achieve a more focused development.
guests, and reclaim valuable Aruban landscapes. By
The Regional Structure plan proposes the creation of a new road network, based on the existing street system that will allow for both more north/south and east/ west connections. In addition to this street network, a new bicycle network is also proposed for the region. The plan also addresses another element of connectivity and circulation: ecological networks. Currently, the natural areas in the San Nicolas Region are separated one from
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
linking these sites together with Arikok National Park in an ecological network, there is opportunity to begin to restore the San Nicolas Region. The restoration and creation of new parks in the San Nicolas region will also improve recreational opportunities for both residents and guests. In this way, these new and restored recreational opportunities will be both environmentally-savvy and economically feasible.
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EXECUTIVE SUMMARY
A NEW TYPE OF TOURISM + ADVENTURE CENTER - There
and public park at Colorado Point. This project provides
are three major structuring devices for Refinery Park:
two alternative proposals for maintaining public access
the trail system and corridor that run through it, existing
to Colorado point, while continuing to provide the
infrastructure, and the need for ecological restoration.
economic incentives of a new golf course development.
The trail system and corridor are linear elements that
The first begins with the development program that is
run through the park. Where practical, connections from
currently on the table and makes a few adjustments to
this trail system are made to elements within the park
increase public access to the waterfront and preserve
and to the surrounding areas. Key infrastructure will be
existing habitat. The second proposal moves about
retained in order to create a new dive center, a new
half of the golf course holes inland to create a larger,
kayak center, fishing piers, a viewing tower with climbing
continuous publicly accessible park along the coast. The
structure, and a new tourism and adventure center.
goal of a shared public-private circulation system is to
There are several key elements that this tourism and
increase public use of the golf course and resort, without
adventure center should include, such as a visitor center,
impeding golf course activities. The use of a shared cart,
hostel, and campground. Depending on availability of
pedestrian, and bicycle path would link the two public
space and financing, other elements such as a bicycle
parks on each end of the golf course, providing a safe
rental shop, indoor climbing wall, skate park, cafes and
throughway for viewing the habitat preserves within the
restaurants could be included. The natural landscape
golf course.
is the final structuring device of Refinery Park. Based largely on topography, the landscape should be restored
CREATING PRODUCTIVE LANDSCAPES - Much of
to begin to re-create a functioning ecosystem for the
the refinery site outside of the immediate vicinity
region.
of Downtown could be repurposed for productive landscapes. Productive landscapes are landscapes that
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RE-IMAGINING A RESORT AND GOLF COURSE
perform active uses like agriculture, remediation, or
DEVELOPMENT - The remaking of this existing
purification through biological processes. The refinery
resort proposal has the possibility of preserving the
site could provide two different types of productive
extraordinary qualities of the place, without taking
landscapes: a plant nursery/remediation project and a
anything away from the Aruban people or prospective
water treatment plant/park. Both proposals combine
tourists. The main elements of the proposal are: a golf
economic generators with restoration projects, creating
course, resort development, ecological bike network,
multi-functional, robust landscape systems. The nursery
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
EXECUTIVE SUMMARY
would accomplish two goals: bio-remediating refinery
1. UNDERSTAND SAN NICOLAS’ ROLE IN NATION
lands and growing native and ornamental vegetation for
BUILDING - San Nicolas has the opportunity to re-cast
the island. The second type, a water treatment facility,
itself as a new international destination. New projects in
uses the existing refinery infrastructure to collect, store,
San Nicolas could be a chance for Aruba to brand itself
and distribute fresh water to the region. This would not
with a new approach to international development. San
only lessen pollution to the surrounding reefs, reduce
Nicolas needs to recognize its potential as a world class
energy consumption on the island and but also provide
Aruban city, and the effect that substantial development
opportunity for job creation.
in the region would have in remaking the nation.
CONCLUSIONS + RECOMMENDATIONS
2. SOLIDIFY AND COMMUNICATE THE VISION REGULARLY
The Vision Plan for the San Nicolas region has
need to continue to solidify their long-term goals for
investigated opportunities and new ideas for revitalizing
the region. After this vision has been structured, the
the downtown, neighborhoods and environmental assets.
community needs to be continually informed in order to
These visions were ultimately expressed in a series of
promote common ownership of these visions.
- San Nicolas is in the process of forming a new identity for itself. The government and other key stakeholders
frameworks and proposals. They seek to create a new identity for the city without losing the diversity of
3. CREATE CAPACITY FOR PLANNING AND CITY
existing city. The Urban Design Vision Plan for San Nicolas
MANAGEMENT - In order to ensure the continued
suggests a series of structures and projects for the city.
success of any new project, San Nicolas needs a local
These projects are meant to be instructional; They are
planning institution and staff. This will be essential to
intended to give an idea of possibilities for a site or key
implementing and maintaining projects of any scale.
issue. These proposals do not represent a master plan,
The city is also in need of a City Manger that can be held
but a diagrammatic structure of different moves. Many
accountable for continued maintenance and oversight of
of the projects show alternatives for achieving a desired
the public realm, land use, and urban design goals. This
goal through a variety of means. The structure plans are
will also help to ensure that projects are not shelved
also meant to emphasize the range of possibilities for San
every time there is a change in government leadership.
Nicolas in different time scales.
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
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EXECUTIVE SUMMARY
4. INVOLVE THE COMMUNITY IN DECISION-MAKING
7. CLARIFY THE CITY’S CIRCULATION AND WAYFINDING
PROCESSES - San Nicolans have a strong culture of
SYSTEMS - Circulation and wayfinding is a major element
organizing, and this should be utilized in the visioning
of nearly every area structure plan in San Nicolas.
process. A community that feels engaged in the
A comprehensive plan for the long-term circulation
vision-making for their city will feel more inspired to
network should be discussed prior to establishing new
participate in the project. An open dialogue between
roads since the road network will likely influence
the community and government also builds trust, which
new patterns of development in areas that are poorly
will help strengthen long-term relationships between the
accessible. The region is also in need of increased means
government and the residents.
of pedestrian and bicycle circulation.
5. DECIDE ON A POLICY FOR THE FUTURE OF THE
8. WORK WITH THE REFINERY TO ACCOMPLISH SHORT-
HISTORIC DOWNTOWN - The design interventions for
TERM GOALS DURING OPERATION - Although most of
the short-term downtown structure plan hinge on a
the visions for the Valero lands are long-term in scope,
number of different policy changes in the city. The
there are projects that could begin prior to the complete
most significant of these policy changes would be the
closure of the refinery. These may include the creation
extension of retail hours to allow shopping opportunities
of an access road through the refinery lands to increase
for commuters returning from the north end of the island
connectivity to the beaches and resorts and the starting
and adjustments to the existing land use and zoning
of on-site bioremediation.
policies to consolidate the red light uses into a single district.
9. WORK WITH KEY EDUCATIONAL PARTNERS IN CAMPUS PLANNING - The Urban Design Vision for San Nicolas
6. DETERMINE AN ECOLOGICAL AND LAND MANAGEMENT
includes two new educational campuses in the city.
STRATEGY TO PRESERVE VALUED RESOURCES - Many
Local government needs to actively work with these
goals of the long-term structure plan hinge upon
educational partners, the Gerrit Rietveld Academy
purchase, restoration, and management of large tracts of
and the Delft University of Technology, to ensure new
land. The enforcement of existing growth boundaries and
institutions are mutually beneficial for all parties.
development of a land banking strategy will also require a greater institutional capacity for land management.
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UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
EXECUTIVE SUMMARY
10. UNDERSTAND THE REFINERY’S LONG-TERM ACTION PLAN - It is essential that local government and community groups develop and implement a long-term plan for the site as soon as possible. If this happens, planners can take steps to implement projects as refinery areas go offline, without having to wait for the total closure of the site in order to begin a visioning and implementation process. 11. PRIORITIZE AND IMPLEMENT NON-PATH DEPENDENT PROJECTS - There are still projects of multiple scales that can be implemented in the short-term. These include projects in the existing core of San Nicolas, as well as restoration efforts at Baby and Rodgers Beach, resort development, and circulation improvements between the city and its periphery 12. ACCOMPLISH WHAT SEEMS EASIEST - In order to stimulate interest in larger, more complex projects, government officials should start with simple, quick, and implementable projects. Public realm improvements and demonstration projects are highly visible, and can serve to bolster support for larger interventions. These projects allow residents to understand what form their visions are taking, furthering their potential ownership of the plans.
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
17
1
INTRODUCTION + ANALYSIS
URBAN DESIGN STUDIOS AT THE UNIVERSITY OF PENNSYLVANIA THE ARUBA URBAN DESIGN STUDIO INTRODUCTION TO THE ISLAND + CITY CITYWIDE CHALLENGES + OPPORTUNITIES
CHAPTER 1
INTRODUCTION TO THE STUDIO URBAN DESIGN STUDIOS AT THE UNIVERSITY OF PENNSYLVANIA
Urban design at UPenn is typically explored through an expansive sustainability filter, looking at the full panoply of social, economic, and environmental issues.
This Urban Design Vision Plan is the result of
The entrance of the Valero Oil Refinery in San Nicolas
Conference Participants from the June 2010 conference and workshop tour Oranjestad
collaboration between an urban design studio at the
The academic studio setting can provide our clients
University of Pennsylvania’s School of Design, the
with an opportunity to explore options and urban design
Government of Aruba, and the American Planning
issues in a low-pressure / low-key manner that helps
Association. The studio was comprised of 21 city
to avoid potentially uncomfortable airing of issues and
planning and landscape architecture students, two
design discussions in public. Studio products from UPenn
professors, and two assistant instructors. The primary
typically consist of formal presentations to the client,
objectives of the studio were educational: to expose and
coupled with a printed document that summarizes
engage students in urban design issues and skills building
studio outputs. Clients have the right to use the final
exercises that could help prepare them for future careers
documents produced by the students as they see fit, with
in urban design and planning. Other than a handful of
no restriction on the right of UPenn or its students to
students with undergraduate design experience, most of
reproduce or use the work for personal or institutional
the course participants had little previous experience in
purposes. UPenn has a long history of client-funded
studio project design. They came to this introductory
studios, which helps to differentiate it from other U.S.
studio with prerequisite design knowledge, including
urban design programs. As an academic studio, the
courses in design computing, urban design research
project had a final end date after which the students
methods, neighborhood planning practice, and other
departed and were not expected to further engage in the
foundational city planning and landscape courses.
studio project and deliverables. This is different from
Parallel to these educational objectives, design goals
standard project consulting, where consultants can be
in our urban design studios typically take a pragmatic
retained over an extended period.
and real-world approach to addressing challenges and solving problems presented by our clients. Our studios incorporate a wide variety of professional perspectives, including development, economic, and political concerns.
20
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
INTRODUCTION + ANALYSIS
THE ARUBA URBAN DESIGN STUDIO
producing the Urban Design Vision Plans for both cities of
In June 2010 the American Planning Association and
plan for Oranjestad.
Oranjestad and San Nicolas. This document is the vision
the Government of Aruba coordinated a conference and workshop on the future vision of several areas
The studio delegation from the University of Pennsylvania
of central Oranjestad. The conference was attended
arrived in Aruba for a 12 day orientation and site visit
by academics and planning professionals from around
during the second week of September 2010. After
the world, government officials, and members of the
touring the island on the first day, the team participated
public. Two days of presentations on various urban
in the Renobacion Urbano II Conference in San Nicolas,
design and planning topics were followed by several
which was held in a government building in the center
days of public workshops and presentations. At the
of town. Students and faculty presented on a variety of
end of the conference, a set of recommendations
topics, including: downtown entertainment districts,
was made by the professional consultants about how
neighborhood planning, sustainable environmental
Aruba should move forward in planning the central
issues, and industrial redevelopment. Within these
area of Oranjestad, including the development of a
presentations, case study examples pertinent to
coordinated vision and structure plan. In discussion
the issues of San Nicolas were presented to provide
with the Prime Minister and Minister of Infrastructure
inspiration and possibility. Lively discussion was joined
after the conference concluded, representatives from
by conference attendees from the community and
UPenn´s School of Design agreed to hold a fall semester
government. On the second day of the conference a
urban design studio to address the production of this
public charrette was held with conference participants
document for Oranjestad, in addition to participating
to discuss key issues of interest, approaches to future
in a 2nd Renobacion Urbano Conference and Workshop,
planning efforts, and design directions for several
this time focusing on the town of San Nicolas. As with
geographical areas of San Nicolas. The results of the
the Oranjestad conference, the American Planning
charrette were presented to the public in San Nicolas
Association took the lead on coordinating the Renobacion
(after a dramatic rain delay) a couple of nights later.
Urbano II conference and producing a summary
Compared to the earlier Oranjestad conference, the San
document of that event, while UPenn took the lead on
Nicolas event was better attended by local residents and
Community members sharing thoughts and ideas during the San Nicolas charrette
Studio instructors, students and community members during the September trip to Aruba
was much livelier with impassioned debate and historical frustrations rising through discussion. Despite early
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
21
CHAPTER 1
skepticism on the part of local participants, they left the
in representing the needs of residents, solving real
event with some degree of hope that the studio’s effort
problems on the island, and providing a workable vision.
would prove fruitful. Over the next week, those students assigned to the San Nicolas Vision Plan toured a variety
On returning to Philadelphia, the real work of the studio
of local sites, including the Valero Refinery, valued
began. In the first weeks back, students undertook
environmental resources, neighborhoods, and business
a site and context analysis of both cities, identifying
areas. The data, context analysis and vision plan for San
key issues and challenges that would become the
Nicolas will be presented in a separate document from
prioritized problem statements for the studio. This was
this one, which focuses on central Oranjestad.
presented to a small group of faculty at the University of Pennsylvania, who provided comments and suggested
Students from the University of Pennsylvania touring near Baby Beach outside of San Nicolas in September 2010
Students and studio instructors touring the caves of Arikok National Park
22
While 8 students continued to focus on San Nicolas
clarifications. This effort was then used as the base
during the second week, 13 students were assigned to
information for creating vision statements and design
Oranjestad and met with local officials, toured various
principles that would guide later design efforts. These
sites, and discussed the future of the central area with
two exercises took the greater part of four weeks in the
local stakeholders. Students working on San Nicolas
studio before the students began work on group structure
were divided into two groups and focused their attention
plans for the various geographical areas where they had
on the historic downtown area (including the Village),
previously chosen to work. Students worked in these
and regional /refinery conversion issues. In the second
groups for the rest of the semester, breaking off to work
week of the visit, students met with local stakeholders,
individually on specific sites within each group area. Each
toured the refinery, looked at potential development
student worked circularly between the group structure
sites, and took tours of downtown areas. Throughout
plan scale and the individual site scale for a couple
the week, the studio was able to witness firsthand the
weeks. At the midterm review in late October, the
effects of heavy rain events on the city – seeing the
students presented their structure plans for each of five
effects of rapid flooding, standing water, and ineffective
geographical areas in the two cities. The structure plans
stormwater drainage. For both the San Nicolas and
for each city showed the collective changes suggested
Oranjestad students, the visit to Aruba helped foster a
by each group and indicated the design direction of
change in the minds of some of the students. No longer
their individual projects as well. For the remainder of
was this merely a studio about tourism opportunities on a
the semester, groups and individuals worked with their
posh Caribbean island, but instead it became an exercise
instructors to refine their ideas and designs.
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
INTRODUCTION + ANALYSIS
The final presentation took place in mid-December in Philadelphia. It was attended by many of the government officials who participated in both Renobacion Urbano conferences, along with UPenn faculty, invited guests, and design critics from around Philadelphia. The presentations took place over two days. The first night of the presentation provided a summary of the work over the semester, highlighting both the process and the products of the studio. This presentation was incredibly well attended and began with comments from Dean Marilyn Taylor, APA Director Paul Farmer, Minister Benny
Studio instructors and critics discuss student work from the final review
Sevinger, and the studio instructors. Lively discussion was followed by a reception and dinner for invited guests. During the next day, the work from San Nicolas was presented in the morning, followed by Oranjestad in the afternoon. Coming into this presentation, a good degree of skepticism existed on the part of the client with respect to the ability of students to provide professional level urban design suggestions that would be taken seriously back on the island. Closing comments suggested the studio had easily overcome these worries and that the students had far exceeded expectations and surprised our client. In early 2011, the work was hung in an exhibition space in Oranjestad prior to a UPenn delegation returning to Aruba to present the work in March 2011.
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
The Aruba delegation, studio instructors and invited critics review final student projects at the University of Pennsylvania in Philadelphia
23
CHAPTER 1
SITE + CONTEXT ANALYSIS
The Oil Refinery and the Carribean Sea arE dominant features of the San Nicolas region
INTRODUCTION TO THE ISLAND + CITY
settings. Compared to other Caribbean islands, Aruba
Located 27 kms north of Venezuela, the island nation
comes from tourism, with the rest coming from oil
of Aruba is one of a string of islands that make up the
refining, services, and local products. Some of the key
Leeward Antilles with Curaçao and Bonaire. As part of
challenges faced by the island are concerns about the
the larger Kingdom of the Netherlands, Aruba is a 33 km
quality of urban life, a desire to diversify the economy
long island stretching roughly in a northwest to southeast
and increase domestic incomes, a need for infrastructure
direction. The southern coast is anchored centrally by
upgrading and stormwater control, water resource and
the capital city of Oranjestad, with multi-national tourist
desalinization issues, and the reinforcement of local
development on the northwest coast and industrial
place character in new project design.
has a particularly high standard of living with low unemployment. Nearly ž of its gross national product
refinery development at the southeast around the city of San Nicolas. The island has an arid landscape dominated by various species of thorn tree and cactus, along with a hot and humid climate. The written history of Aruba dates back to its first contact by the Spanish in the late 15th Century. Dutch administration of the island began in 1636 under Peter Stuyvesant and continues today, although it enjoys special status as an independent country. Typical native landscape and vegetation in the area surrounding San Nicolas
Aruba has a hybrid culture formed by its history of settlement and colonization, including influences by the indigenous Arawak, the Spanish, Dutch, and English, immigrants from South America and other Caribbean islands, and a large non-permanent tourist base. Part of this mixed culture can be seen in its two official languages: Papiamento and Dutch, with English being spoken widely in business and government
24
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
Aruba
INTRODUCTION + ANALYSIS
Located in the southern Carribean Sea, the island is part of the Leeward Antilles and sits just off the coast of Venezuela. The two major cities are the capital of Oranjestad and San Nicolas.
Oranjestad
San Nicolas 10km
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
25
CHAPTER 1
Historic San Nicolas
The Oil Refinery has been a driving force of the economy and cultural life of San Nicolas since operations began in 1924
Development History
Since its opening, the Oil Refinery has influenced the development of San Nicolas
Before 1925: Fishing village with small phosphate industry
REFINERY EMPLOYMENT
9000
26
7000
1929: Lago oil refinery opens
Originally founded as a small fishing Village, San Nicolas
population of male contract workers living in the city.
has experienced both great prosperity and great
Over the next 50 years, the refinery made San Nicolas
disinvestment since its establishment. It is a largely Pan-
an international hub for industry. Since the 1960s,
Caribbean town with many residents of Dutch, South
the refinery has continually scaled back employment,
American, Caribbean, and British descent. San Nicolas
leaving the city and its residents with a great deal of
was formerly Aruba’s largest city but now is home to
economic uncertainty. The city has also been plagued
fewer than 20,000 residents. In 1873, phosphates were
with increased crime and drug use in the wake of
discovered in the hills near Seroe Colorado and Seroe
widespread unemployment. The city’s formerly vibrant
Culebra outside of San Nicolas, spurring the industrial
downtown district is declining rapidly and all but empty.
economy of the region. By 1879, San Nicolas was being
The blank, concrete wall of the refinery constantly looms
developed as a service center for mining operations,
in the background. Despite its position as an economic
and San Nicolas Bay was being outfitted for industrial
anchor for the city, the refinery obstructs any possible
use. Mining operations ceased during the first decades
relationship between the city and ocean. In recent years,
of the twentieth century but were quickly replaced by a
master plans for the San Nicolas Region have proposed
booming oil industry. Lago founded an oil refinery at San
new uses and cultural amenities, as well as catalytic
Nicolas Bay and began operations in 1924, revolutionizing
projects for its transition from a primarily industrial-
the cultural and economic life of the city. During the
based economy to one based on tourism. San Nicolas
height of refinery operations, prostitution was also
is now poised to re-define itself as a 21st century post-
legalized in San Nicolas as a response to the large
industrial city.
Late 1950s-1960s: Competition and Early 1980s: Construction of new government mechanization lead to housing in the Village and development of worker layoffs downtown Promenade Late 1930s-1950s: San 1970s-1980s: Oil Nicolas and Lago experience crises significantly impact the building boom refinery and San Nicolas March 1985: Oil refinery ceases operations and Aruba focuses on tourist economy
Mid-1960s: Red Light district emerges
5000
1986: Aruba gains ‘Status Aparte’ and economic aid
3000
2011: Oil refinery scheduled to reopen 2010: Renobacion Urbano II and small amount of new development
1000 0
1930
1940
1950
1960
1970
1980
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010 2010 1990 2000 2015
INTRODUCTION + ANALYSIS
CITYWIDE CHALLENGES + OPPORTUNITIES
RETAIL TROUBLES – San Nicolas has a shortage of both
Through first hand observation and experience,
further strain on the already struggling local economy.
research, and interviews, the following challenges and
There are also policy decisions that have contributed
opportunities were identified for the central areas of
to the lack of viable retail, including early mandatory
San Nicolas. Several meetings and a design charrette
closing hours for most shops in Aruba, which are too
were held with business owners, public officials, key
early for many residents who work in Oranjestad.
stakeholders, and residents to identify the key issues
Retail shopping hours need to be extended so that
vexing the city. Some of these were physical in nature,
those working during the day can access shops after
others were functional, and yet others were management
6 pm. There are few structures in place for bringing
oriented. Some of the key problems we identified were
tourists to and from San Nicolas, and guided bus tours
applicable on a citywide basis, while others were isolated
only come to the south side of the island to visit Baby
to specific locations. The outline below summarizes
Beach. There is also no clear parking strategy in the
these issues in a clear and concise manner but has not
downtown for tourists. These two factors significantly
been prioritized. Responding to these challenges will
limit the city’s ability to draw retail revenue from anyone
require a coordinated strategy that can build a stronger
other than local residents. The only regional attraction
central San Nicolas holistically over time. The proposals
within the city is Charlie’s Bar. Many tourists also have
that come later in this vision plan will provide both
poor perceptions of safety in San Nicolas, which could
catalytic and systemic solutions to these challenges.
be addressed through wayfinding signage, lighting,
In this section, the key challenges across the city are
and streetscape improvements. Local serving retail is
presented, along with opportunities where they might
also virtually nonexistent in the Village and outlying
exist.
neighborhoods. Residents primarily rely on cars to get
local and tourist-driven retail. Most residents work, and therefore shop, in Oranjestad. This retail leakage puts
them to and from any retail destinations, including the corner store.
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Retail Leakage
Shopping is done primarily in Oranjestad because San Nicolas shops close before commuters return from work
Regional Attractions
Few regional attractions exist in San Nicolas Charlie’s Bar, a popular establishment since the heyday of the Oil Refinery, is one of the few
27
CHAPTER 1
Deterioration of the Public Realm
The public realm of San Nicolas suffers from poor design, inadequate maintenance, and lack of shade given the hot and humid climate
Red Light District
The sex trade industry is legal in San Nicolas, yet there is no formal district for red light uses
28
NEGLECTED PUBLIC REALM – Much of the public realm
any part of downtown after dark. These adult uses
of downtown San Nicolas is under-developed and
pose challenges to the economic viability of the entire
unfriendly. Pedestrian space is deteriorated; parks are
downtown because many local residents, especially
few in number; the city’s tree canopy is inconsistent and
women and families, do not feel comfortable walking
disconnected. The public realm is poorly outfitted with
through many downtown streets. The disinvestment of
street furniture: benches, lighting, trash receptacles,
Main Street and the red light district has also resulted
bollards, kiosks, signage, and other amenities. Very
in increased crime and drug activity within the area.
few streets have maintained sidewalks and adequate
The challenge here is finding a way to mitigate between
shading. Many residents park on the sidewalks, further
perceptions of safety and the adult entertainment
obstructing pedestrian traffic. There is also litter along
industries. Adequate lighting is also needed to ensure
the street and in vacant parcels, and a number of feral
perceptions of safety after dark.
dogs run through the streets. Most problematic is the lack of shade in Aruba’s hot and humid climate. Trees and
LAND AND BUILDING VACANCY - Both retail and housing
awnings are not used effectively to create a continuous
vacancy are challenges for San Nicolas and the region.
canopy to provide shade and comfort for pedestrians on
There are many vacant parcels in downtown San Nicolas,
sidewalks or in plaza areas. One of the least inviting
and they are an impediment to creating a safe and
walks is along the refinery wall, which only has a small,
vibrant downtown. Vacant parcels provide areas for
unshaded sidewalk running along its length. Intentional
dumping, litter, and the proliferation of parked cars. The
streetscapes, particularly on key downtown streets and
poor condition of vacant buildings also contributes to
linkages to the Village, could help to make the city more
the negative perceptions of safety. These parcels can be
walkable and attractive.
an opportunity for infill housing and retail development. Infill development of local retail would bring greater
RED LIGHT DISTRICT- Downtown San Nicolas is the only
opportunities for a range of shopping needs, provide
site for legalized prostitution in Aruba. Currently, there
additional jobs, and strengthen the existing urban
is no specialized district for adult entertainment in San
fabric. There is also a great deal of vacancy in the
Nicolas, nor are any specific sex industry regulations
outlying neighborhoods of San Nicolas, especially Seroe
enforced. It is not always easy to distinguish between
Colorado. Much of this vacancy is due to the fact that
traditional and adult entertainment bars, which inhibits
the neighborhood was an exclusively expatriate housing
some members of the community from frequenting
subdivision prior to the closure of the refinery. Many of
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
INTRODUCTION + ANALYSIS
Commercial Red Light Commercial Institutional Residential Open Space Vacant
Vacancy
Vacant properties can be found throughout the commercial areas of San Nicolas, and offer opportunities for infill development
District Land Use
Many vacant and underutilized properties sit in the Downtown and the Red Light District, while at the same time few formal parks and recreation areas can be found in San Nicolas
the houses belong to the government and have recently
from the downtown to any of the beaches as well. One
been turned over to private owners. These neighborhoods
trying to walk to the beach would have to walk on the
have no retail or services and are not within walking
roadway median along the edge of the refinery wall
distance of any necessities. They need strategic infill
for over half the trip. From that point on, there is no
projects that provide employment, retail, and social
longer even a sidewalk along the road’s edge. Only one
opportunities.
road connects the city to the areas of Seroe Colorado and Colorado Point, much of which is flanked by vacant
ACCESS AND CIRCULATION - Downtown San Nicolas
expatriate housing. There is also a lack of access
is extremely disjointed from the ocean. The closest
between San Nicolas and Oranjestad. One major road
oceanfront access from the downtown is a 5 km drive.
links the two cities, and it is often congested during peak
There is virtually no pedestrian or bicycle connection
hours. Signage along the road is poor, and visitors don’t
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Main Bus Station
Better transit options are needed in San Nicolas, such as improved bus service and reliability, as well as better pedestrian and bicycle routes
29
even know they’ve entered San Nicolas until they’re a few blocks in. The direction of the two main streets is not conducive to retail access. Also, bus service is unreliable and not clearly marked, and there are no opportunities for bicycle transit between the two cities.
1,000m
Pedestrian and bicycle access within the downtown core is also not well-developed. Signage is confusing, and
Toxins
there are few moments or places where visitors are able
Under-utilized Green Space
to orient themselves to downtown attractions.
Stormwater Runoff 0
370
740
1,480
2,220
RENOVATION OF BABY AND RODGERS BEACH- Baby 2,960 Meters
Beach and Rodgers Beach are well-used and well-
1:12,00
loved amenities for locals and tourists. The beaches Water Flows
Untreated stormwater mixes with toxins from the oil refinery as it rushes towards the waterfront and endangers water quality and marine life
themselves, as well as the recreational facilities located immediately adjacent to them, are in need of substantial
INTRODUCTION + ANALYSIS
restoration. The old recreational fields, as well as the
FRAGMENTED NEIGHBORHOODS - There are many
roads to the beach, flood during every storm event and
neighborhoods around the periphery of downtown
are constantly inundated with water. The former Esso
San Nicolas. These neighborhoods are fragmented
Club complex, which currently houses JADS diving outfit,
from each other by environmental barriers, a lack of
is also in poor condition and beginning to deteriorate.
infrastructure, and a disjointed road network. Each
In addition to restoration, the area is in need of an
of the neighborhoods has a slightly different socio-
ongoing maintenance strategy, including litter removal
economic status and ethnic breakdown. Seroe Colorado
and upkeep. There are also limited bathroom and shower
is physically disconnected from the social life of greater
facilities other than those located at JADS. Hospitality
San Nicolas and is plagued by vacancy and a lack of
services need to be introduced to the area to provide a
retail and social services. Community anchors need to be
better recreational experience for tourists and residents.
developed in these neighborhoods to strengthen local, as
Conversely, this area might be replanned for other
well as, regional ties.
more intensive uses associated with beach or recreation activity.
Beaches of San Nicolas
Baby Beach and Rodgers beach are among San Nicolas’ best loved recreational open spaces however, restoration is needed to maintain and preserve these spaces for future generations
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
31
CHAPTER 1
FLOODING – Stormwater infrastructure to deal with even moderate rain events is poor. When it rains, many San Nicolas neighborhoods flood. This can cause mobility, health, and sanitation problems. In the downtown area, surface drainage to the waterfront means
1,000m
fast moving water that builds rapidly and inundates Zeewijk. At times this flooding damages residences and road infrastructure located at grade. During major, sustained storm events, the roads to Baby Beach become
Key Actors + Institutions
impassable. In the outlying neighborhood areas, standing
Government 0
370
740
JADS / Lago Colony
-Government has allocated 26 Million 1:12000 -Once the center of activity for San in improvements in region Nicolas Suid with theatre, ice cream parlor and bowling alley -Government owns large parcels in Seroe Colorado -When revitalized, the center will become a catalyst for -Many Government institutions are redevelopment in Sero Colorado present on site, including Prison, Korps Mariniers, and Arikok 1,480
2,220
2,960 Meters
water pools and turns stagnant over time. This untreated stormwater damages water quality and endangers marine and reef life along Aruba’s southern coast. To protect future investments from flooding and damage, a comprehensive stormwater infrastructure system is a priority for the city. UNCERTAINTY OF THE REFINERY - San Nicolas was
San Nicolas Community
-Residents and businesses in San Nicolas are ready for a change -Development can be driven by existing organizations in San Nicolas
Valero
-Occupies 489 acres, though only 70% of the site is active -Key actor in determining the future of San Nicolas
developed around the refinery as its primary economic backbone, but the refinery has scaled back and repeatedly ceased operations. Although the refinery is scheduled to come back online within the year, its longterm viability is still in question. Even if the refinery
Sunrise Rock Development
32
continues operations, it provides a fraction of the
-Attempt to bring tourism to the east side of Aruba
number of jobs it sustained during its peak. Shop and
-One resort with 270 rooms and 170 condominiums
larger numbers of people to sustain their businesses, and
-Government approved development plans
the refinery lands themselves provide new opportunities
restaurant owners in San Nicolas are in desperate need of the refinery may not be able to provide that. However,
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
INTRODUCTION + ANALYSIS
for downtown expansion, new industries, and parks. San
jobs back to the local economy. However, there is no
Nicolas needs a long-term vision for the region in the
guarantee that these resorts will bring anyone directly
event the refinery goes offline again permanently at
into San Nicolas. The resorts are being introduced
some point in the future.
in areas with unique and fragile local ecosystems. Developing tourist-driven retail and hospitality services
REMEDIATION OF CONTAMINATED LANDS - The Valero
within the heart of downtown would strengthen the
lands and other adjacent parcels have been devoted to
economic basis of the entire region.
industrial uses for over a century. Much of these areas have been cleaned up, but there is still the possibility
THREATENED NATURAL ASSETS - The existing natural
of soil and water contamination throughout the region.
assets of Seroe Colorado are one of San Nicolas’ greatest
Stormwater runoff carries large amounts of contaminated
opportunities. However, much of these landscapes are
silt into the bay during storm events. This contamination
in need of restoration or at least careful management.
limits the variety of land uses permissible on the site.
Many of these ecologically sensitive areas have been
Bioremediation and phytoremediation can take decades
damaged from mining or refinery operations. Colorado
to cleanse a site and should be started on underutilized
Point has one of the most unique landscapes on the
areas of the Valero lands as soon as possible.
island, but the area is difficult to access and is often
Natural Landscapes
The areas surrounding San Nicolas contain some of the most beautiful yet fragile landscapes in Aruba
covered with litter. Much of this area is also being TOURISM - Over seventy percent of Aruba’s GDP is based
considered for resort development. Local residents
on tourism, yet most tourists don’t even know that San
frequent these areas, including Colorado Point, and
Nicolas exists, let alone that there would be anything to
want to maintain access to the shoreline, caves, and
see there. Currently, very few tourists visit San Nicolas
parks. A balance needs to be struck between economic
and only do so on day trips to Charlie’s Bar, the beaches,
and environmental needs in order to protect the fragile
or adult entertainment venues. There are also no hotels
ecologies of San Nicolas.
in San Nicolas, so tourists couldn’t even stay in the city if they wanted to. Plans exist to bring resort development to Seroe Colorado, which could bring hospitality
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
33
2
CITYWIDE VISIONS + STRUCTURE PLAN
VISIONS + DESIGN PRINCIPLES CITYWIDE STRUCTURE PLAN + FRAMEWORK REFINERY CONVERSION + PHASING FRAMEWORK
CHAPTER 2
CITYWIDE VISIONS + STRUCTURE PLAN Urban Design Vision Plans present a future goal and
Design principles, on the other hand, should be
direction for a place. Visions are strongest and most
embedded directly within the larger vision plan, but they
implementable when they are ‘owned’ by both the
function quite differently. Rather than suggesting goals,
officials who are responsible for seeing them through
they should educate implementers, developers, and
and the stakeholders who are most likely to benefit
beneficiaries about ideas for achieving particular visions.
from them. They must be firmly grounded in the
Design principles don’t tell us what to do explicitly – that
pragmatic realities of the place but reach beyond what
is the role of the design guideline. Design principles are
is conceivably possible. They should help the place
mere ideas. They provide thoughts that help justify
become what it is destined to become from the seeds
the larger vision, show options, and introduce notions
that are currently planted there. Good vision plans must
that might not have been considered previously. Think
be clear and unambiguous, imageable and inspirational.
of design principles as the roadmap that gets us to the
They should be based on wide-spread desires for
destination.
improvement and change, rather than service for only a direct few. For vision plans to be effective they must be communicated easily and regularly. They should become active policy vehicles for future development decisions. Successful vision implementation builds an increasingly larger platform of support for implementation, including those who would come along later to interpret and provide new energy for their manifestation. As broad policy statements about the future, successful vision planning should be synonymous with a deep understanding of the current situation, innovative development, enlightened place-making and inclusive transformation. Think of visions as the destinations we are trying to reach.
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UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
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VISION + DESIGN PRINCIPLES
should emphasize natural resources and cultural assets
VISION 1 – A NEW MODEL FOR TOURISM
should be able to access San Nicolas’ landscape amenities
SAN NICOLAS’ TOURIST ECONOMY WILL EMPHASIZE BOTH NATURAL RESOURCES AND CULTURAL ASSETS. People from over forty different nations call San Nicolas home. Their heritage is integral to the experience of the city. The tourism industry contributes significantly
while preserving them for future generations. Tourists without barring access to locals. San Nicolas has the potential to create a unique, post-industrial, Caribbean destination. Design Principle 1.1: Infill development can emphasize culture and heritage tourism.
to Aruba’s GDP, and it is important for San Nicolas to
Aruba’s historical buildings, landscapes, and monuments
recognize its potential in this economic sector. While
are assets that help showcase the island’s diverse
Charlie’s Bar is currently the only major downtown
cultural identity and character. Supporting historic
attraction, the people of San Nicolas will have other
preservation and conserving distinctive landmarks will
ways of sharing their history and culture with visitors.
both preserve Aruba’s history and energize the cultural
Official historic monuments will be restored to promote
economy. Several development opportunities exist
cultural tourism that both visitors and residents can
throughout San Nicolas. These could be designed to
enjoy. The city of San Nicolas, the refinery lands, and
give the people of San Nicolas the chance to tell their
the surrounding landscape have unique attractions
story through their buildings and public spaces. Walking
to draw visitors and can help to make the tourism
tours, educational signage, and interpretive centers
experience in San Nicolas different than any other found
could provide a backbone for cultural tourism in San
in the Caribbean. A number of vacant properties also
Nicolas. The city would also benefit from making sure
exist in the historic core of San Nicolas. The city can
each monument has a continued maintenance plan and
take these existing assets and improve them through
explicitly states its historic significance to visitors.
Landmarks
Through historic preservation and the maintenance of landmark industrial-era buildings, San Nicolas can develop a unique sense of place
infill development. Also, within the lands outside the city, new tourist-driven development will both protect and make accessible the semi-arid landscape of Seroe Colorado. An eco-tourism strategy will serve to connect San Nicolas to Arikok National Park. Future development
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Design Principle 1.2: Eco-tourism development can be
New development, parks, civic spaces, and facilities
used to preserve the existing ecologies of San Nicolas.
should be mutually beneficial for residents and visitors.
Eco-tourism is a form of economic development based
VISION 2 - CONNECTED NEIGHBORHOODS
on traveling to natural areas and staying in low impact and environmentally responsible dwellings. It is one of the fastest growing sectors of the tourism market and can range from primitive camp sites to high-end resorts. There is a significant amount of tourist development planned for the San Nicolas region, much of which is proposed on greenfield sites near Seroe Colorado. Eco tourism can be a successful means of generating capital for preservation projects. New development proposals should employ strategies to preserve and rehabilitate existing habitat while still providing a viable economic catalyst for the region. Eco-Tourism
The semi-arid landscape surrounding San Nicolas, largely left untouched by development, offers unique eco-tourism opportunities not found elsewhere in the Carribean
Design Principle 1.3: Making amenities accessible to both locals and tourists can provide for greater diversity
THE PEOPLE OF SAN NICOLAS WILL BE CONNECTED TO VALUED PLACES AND COMMUNITIES. A number of accessibility and connection problems impede movement between downtown San Nicolas and the surrounding neighborhoods. There are few modes of transportation available. There is only one road that takes visitors and residents to the ocean and outlying neighborhoods, and the refinery impedes any view or access to the ocean throughout most of the city. Many neighborhoods are disconnected from local services and economic opportunities. Safer and more comfortable connections throughout the San Nicolas region will make places and amenities accessible to the people of the
and economic sustainability.
city. These physical connections will not only improve
San Nicolas currently contains a wealth of cultural
for daily interaction and community gathering. Increased
and natural resources used primarily by local Arubans.
road and public transit infrastructure will also make San
Beaches and protected lands, including Baby Beach,
Nicolas more amenable to tourist-oriented development.
Boca Grande Beach, and Colorado Point, should be
By connecting neighborhoods and valued natural
kept accessible to locals. This could be achieved by
landmarks, both physically and socially, the region of San
maintaining public roads and parkways to important
Nicolas will foster a unified community and a rich sense
sites. A unified parkway system along the entire coastline
of place.
movement across the region but also provide the setting
will aid in the accessibility of important waterfront sites.
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CITYWIDE VISIONS + STRUCTURE PLAN
Design Principle 2.1: Connecting downtown San Nicolas
Design Principle 2.3: Developing and enforcing growth
with the ocean can provide new cultural and economic
boundaries can ensure neighborhood density.
opportunities for the city. Aruba already has a series of ROP growth boundaries. Creating a new waterfront district can revitalize the
Land conservation zones can ensure that development
economy of a city. San Nicolas has that opportunity and
in the San Nicolas region is dense and connected to
should work with Valero on a strategy for opening access
existing infrastructure and amenities. Neighborhood
to the water. While the refinery is in operation, unused
density can prevent urban sprawl and the construction
land within the refinery walls could be repurposed to
of additional infrastructure, which would only
allow access from the neighborhoods to the ocean.
serve a small percentage of the population anyway.
Establishing a beautification committee for the refinery
Additionally, growth boundaries encourage developers
wall can soften the austerity of the wall in the interim. If
to develop vacant land that currently exists in many
and when the oil refinery closes, necessary remediation
of the downtown neighborhoods. They also serve to
should take place to ensure the viability of downtown’s
protect regional ecologies from unnecessary low density
future growth towards the ocean.
development.
Design Principle 2.2: Meaningful infill development can
Design Principle 2.4: Multi-modal transit can make
connect neighborhoods.
neighborhoods more accessible.
Redeveloping vacant land is a successful means of re-
An integrated transportation system allows drivers,
establishing neighborhoods. Many vacant parcels in San
commuters, bikers, and pedestrians to travel safely
Nicolas are well positioned for anchor or key institutions
and easily throughout the city. This will mean the
that will knit neighborhoods together and serve as nodes
establishment of a new system of marked bikeways,
of community activity. Repurposing vacant land will also
sidewalk amenity investment, and improved bus routing
discourage criminal behavior, which should reduce crime
across the island. Reliability and overall comfort of
and increase property values in the surrounding areas.
transit vehicles can be improved to support greater use.
Additionally, it will serve to reinforce the streets and
Also, a greater range of transit networks with safer and
public realm as vibrant centers of activity.
more comfortable stops can encourage greater local and
Refinery Wall
The Valero Refinery site cuts off the town of San Nicolas from the nearby waterfront and views of the ocean
Transit
Improved multi-modal transit systems are needed to more efficiently improve circulation around the island
tourist use.
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CHAPTER 2
Design Principle 2.5: Neighborhood centers can be
connections between them. Many are also difficult to
established as sites of social interaction.
access by car or bus, the two most common modes of transit for both tourists and locals. Developing linkages
Neglected Spaces
Many open spaces around San Nicolas are in disrepair, but have the potential to be restored to create a regional park system
Neighborhood centers give physical identity to places.
between these areas will help to create a unified park
These ‘imageable nodes’ can center each neighborhood
system for the region. A new park system will not only
and serve as the focal point of social life. They provide
help to restore the degraded landscape but will also
public space where neighbors can gather, flexible
allow for movement between the various areas. San
civic spaces for meetings, classes, and recreation, and
Nicolas has the opportunity to create a world class
neighborhood-serving uses, such as libraries, schools, and
destination out of its beaches and cliffs. The park system
local-serving retail. Neighborhood centers can also serve
will also serve an infrastructural function by including
as anchors for future development.
stormwater management elements to help manage
VISION 3 - A REGIONAL PARK SYSTEM AND ECOLOGICAL NETWORK A PARK SYSTEM FOR THE SAN NICOLAS REGION WILL PROTECT EXISTING NATURAL RESOURCES AND HELP TO RESTORE DEGRADED ECOSYSTEMS. The San Nicolas region has some of the most stunning natural assets on the island of Aruba. These include beaches, cliffs, stands of cactus, and natural roois. The area around San Nicolas shows traces of its geological history through its fossilized corral landscapes and natural caves. San Nicolas is also a short distance from the Arikok National Park, a protected environmental reserve. The area is subject to intense climatic variation, which is expressed in the variety of natural landscape
flooding in Zeewijk and Baby Beach. Design Principle 3.1: New parks can be created by restoring natural areas in the region. Many of the region’s open spaces have been neglected or polluted and are therefore not functioning at their highest ecological capacity. Many areas are also in danger of being overtaken by exotic species. Those areas that have been degraded from neglect can be rehabilitated to functioning ecosystems and public parks. These parks will become a part of the regional park system and will allow future residents and visitors to experience their natural character. The addition of educational opportunities and interpretive signage will also foster greater interest and stewardship for existing natural areas.
types around the city. While these celebrated assets all exist within the San Nicolas region, there are no current
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UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
CITYWIDE VISIONS + STRUCTURE PLAN
Design Principle 3.2: Linking parks and natural areas
species inappropriate to the climate, a list of climate
together can create a more accessible and resilient
appropriate landscape materials should be devised to
ecological network.
guide planting decisions. This may mean selecting nonnative species from other parts of the world that are
A park system can have many benefits for people and
conducive to the Aruban climate, a good example of
the environment. An ecological network will expand the
which might be the planting of desert palms rather than
territories of plants and animals between isolated natural
tropical palms. As most of the plant materials for Aruba
areas. This will help create an integrated, functioning
are imported from North and South America, Aruba would
network rather than many fragmented ecosystems,
benefit from the establishment of nurseries and tree
helping propagate a larger variety of flora and fauna
farms that can supply this vegetation while also providing
in southern Aruba. The corridors which create the links
economic development opportunity. The use of local
between the natural areas can also be used to create
plant materials and rock will also help to reinforce a
a trail system, establishing recreational opportunities
local landscape identity for San Nicolas.
Tree Canopy
Because of the heat of Aruba’s climate, closely spaced trees with generous canopies are helpful to providing pedestrian comfort in the public realm
for residents and visitors. This trail system will also be paired with green stormwater infrastructure to capture water for the parks system. Design Principle 3.3: The use of native and drought resistant plant species can help conserve water resources and reinforce the natural identity of the island. As a hot and humid climate, not every plant species can survive or be planted in San Nicolas without adverse sustainability impacts and extensive water consumption. To survive into the future, innovative irrigation strategies
Semi-Arid Climates
Aruba’s climate should be reflected in the public realm, and both native and non-native species that thrive in hot, semi-arid climates can be used to reinforce place identity
will need to be used for urban plant life to establish itself and grow to maturity. These should combine stormwater and irrigation strategies into a mutually reinforcing system. Rather than planting non-native
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
41
CHAPTER 2
VISION 4 - ECONOMIC DIVERSITY AND DEVELOPMENT
together with green public space. The development on
THE REFINERY SITE WILL BE THE CATALYST FOR NEW
and natural amenities.
the site will be closely monitored in order to ensure the health, safety, and sustainability of the region’s people
OPPORTUNITY IN THE SAN NICOLAS REGION. Design Principle 4.1: Remediating the site with
Refinery Wall
Removing this barrier would result in better connected neighborhoods that are no longer isolated from downtown and the waterfront
The refinery has been the single most important
ecologically regenerative plant life and integrated
economic driver for the south side of the island. Its
landscape systems can provide a cost-effective long-term
closure resulted in significant economic decline for
solution to soil contamination.
the larger region, and the refinery lands still sever San Nicolas from the ocean. While its reopening promises
The majority of the site needs to be remediated prior
economic revitalization, unremediated vacant land
to conversion for non-industrial uses. The site should
and infrastructure will remain when the refinery closes
be planted with phytoremediating plants that would
permanently. Connecting a remediated site with the
eliminate harmful toxins as well as provide landscape
downtown and surrounding neighborhoods through a
materials that should be planted in other places on the
range of economic and cultural uses will create lasting
island. Local contractors could purchase plants from
value and provide opportunity for economic growth
the refinery nursery instead of from south Florida or
to protect the health and prosperity of the region.
Colombia, and they could be more confident that the
Remediation of contamination on the refinery site will be
landscape material would survive in the Aruban climate.
a step toward the regeneration of native plant species,
A remediated site could also be used as a showcase
productive landscapes, and ecological awareness for
for remediation efforts all over the world and would
Aruba. The site also offers much in the way of reusable
move Aruba towards a much needed conservation and
infrastructure, which will minimize capital investment in
sustainability mode.
public works projects through the reuse of materials and structures. A remediated site will help to dissolve the
Design Principle 4.2: Future public works projects can
barrier between San Nicolas and the ocean, and should
be designed around existing refinery infrastructure to
allow multiple connections to the water from inland
minimize inputs and costs.
neighborhoods. Public works, tourism, research and development, and light industry can all exist on the site
42
Aruba’s water issues are two-fold. The island desalinates all water used for consumption and irrigation, a resource-
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
CITYWIDE VISIONS + STRUCTURE PLAN
intensive and expensive process. It also has no real Downtown San Nicolas
stormwater management system, resulting in millions of gallons of water sheet draining to the ocean. By using an innovative collection system, and by retrofitting the large number of tanks and connective piping systems that exist on the site, the rainwater could be collected and redistributed. This water could be used for the irrigation of the remediation effort, or be converted to serve the water needs of San Nicolas. Design Principle 4.3: Transferring designated land to other parties can reconnect the Valero lands to the rest
a range of economic activity. Integrating cultural and eco-tourism, research and development, and alternative energy with existing local economic activities would
of the region.
create a strong, independent, and sustainable economy.
Since its beginnings, the presence of the refinery has
Design Principle 4.5: Sustainability planning can help
disconnected San Nicolas from the ocean. Integrating the current refinery land into downtown and neighboring communities will create connections between isolated neighborhoods while allowing direct access from those neighborhoods to the water. Design Principle 4.4: Repurposing land for a variety of uses can provide greater economic diversity for the
reduce the ecological footprint of new development of the refinery and provide suggestions for more appropriate design solutions. Strategic sustainability planning (including: energy production, progressive water desalinization, stormwater
Existing infrastructure from the Oil Refinery site can be adapted and repurposed as the site is remediated and reclaimed for new park space and development
1,000m
management, sewage and solid waste reduction, and improved transportation options) can help to effectively
region.
manage resources as the island continues to develop.
The refinery has been a singular driver of economic
can offset the environmental impact of development
activity in San Nicolas since it opened. Economic
and preserve Aruba’s natural habitat base for future
diversity is the key to building and maintaining a healthy
generations. The refinery is especially poised to
economy for the future of the south side of the island.
participate in this initiative due to its proximity to wind
The refinery site provides the space and opportunity for
farms and existing linkages to regional infrastructure.
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Infrastructure Adaption
Managed networks of natural lands and open spaces
43
CHAPTER 2
VISION 5 - A DOWNTOWN FOR EVERYONE
The unique Art Deco architecture of many downtown buildings can offer a great destination for tourists. The
DOWNTOWN SAN NICOLAS WILL BE A REVITALIZED,
influx of many different groups of people working at
IMAGEABLE, AND VIBRANT PLACE THAT ATTRACTS BOTH
the refinery has resulted in a town that is unique in
RESIDENTS AND TOURISTS.
Aruba and in the larger Caribbean region. Downtown
Downtown San Nicolas, once a vibrant and bustling place, has declined due to the closure of the nearby oil refinery and the resulting unemployment for many residents. Red Light District
San Nicolas can create a welcoming downtown atmosphere for all residents and visitors by consolidating and clearly defining its Red Light District
With the potential for revitalization from the refinery’s
monuments could be restored and repurposed to connect the present and future with San Nicolas’ vibrant past. Strengthening downtown’s sense of place will provide a framework for developing a new tourism industry.
reopening and new government efforts aimed at bringing
Design Principle 5.2: Designating special zones for
more people and employment to San Nicolas, downtown
red light uses can ensure safety and comfort for all
can once again become lively. Residents will be able to
downtown users.
run errands and use the downtown both day and night. Tourists to San Nicolas, drawn by the unique qualities
For downtown San Nicolas to be successful, it must
of the southern part of Aruba and the pan-Caribbean
appeal to a variety of people while retaining its unique
character of San Nicolas itself, will also find amenities
qualities. Consolidating adult entertainment uses into a
within downtown. Vacant properties will provide new
special district can alleviate many community concerns
retail and institutional opportunities that will draw
about safety. Rather than removing these red light
residents and visitors to downtown. A revitalized San
uses from the downtown or maintaining their current
Nicolas downtown will imprint itself on the minds of
scattered configuration, they should be consolidated.
Arubans and tourists alike and provide a place to live,
San Nicolas should create a cohesive and contiguous red
work, and play.
light district with enforced rules, enabling all visitors to enjoy downtown.
Design Principle 5.1: A vibrant downtown can attract culture and heritage tourists to its unique character and
Design Principle 5.3: Creating strong visual connections
amenities.
and wayfinding signage can orient visitors and support easy travel for tourists.
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Downtown San Nicolas has two distinct sub-districts,
like Baby Beach. These improvements will serve as a key
the entertainment/red light district and the retail
component to a newly revitalized and vibrant downtown
downtown; these sub-districts are disconnected due to a
San Nicolas.
lack of clear visual connection. Wayfinding signage and a unified streetscape design could be used to reduce the
Design Principle 5.5: Encouraging strong local retail
impact of this disconnect and help visitors experience
and community amenities can strengthen the regional
all that downtown has to offer. Downtown San Nicolas
economy.
is also the historic core of the area and features nearly all of the town’s monument buildings. Special plaques at
New institutional and business anchors, such as new hotel
each monument, along with official maps and brochures,
space and the proposed Gerrit Rietveld Art Academy, can
should be placed at each building to highlight San
position downtown to serve as a catalyst for new retail
Nicolas’ rich history while providing a clear path that
and commercial development. These new establishments
visitors may take to see all of downtown San Nicolas.
can strengthen existing businesses with more traffic,
Public Transit
An improved multi-modal regional transit system can help link many of the amenities surrounding San Nicolas to the downtown
allowing for greater returns to the local economy. Design Principle 5.4: Providing a downtown
In addition to these new anchors, new public spaces
transportation system that connects attractions and
should be provided to create areas where residents and
amenities can increase connectivity and access for
visitors can rest or play while downtown. These new
tourists and locals.
spaces should allow residents and tourists to walk and sit comfortably, as well as provide visually attractive space,
Walkable and easily accessible downtown districts
through the use of shading and vegetation.
can draw in greater numbers of visitors and sustain their interest longer. Currently, public transportation in San Nicolas is inconsistent, and stops are not wellmarked. Downtown itself is walkable, but it is difficult to get to and from the area. Transportation networks should be extended to allow easier movement between downtown and outlying neighborhoods and attractions
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
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CHAPTER 2
CITYWIDE STRUCTURE PLAN + FRAMEWORK San Nicolas is a vibrant, Pan-Caribbean town. It is also
economic hinge of the entire region for the last century,
an industrial city with a limited future in the refinery
and San Nicolas needs a greater possibility for economic
industry. The citywide structure plan addresses the
diversity and job creation. The citywide structure
unique character of southeastern Aruba while providing
plan provides just this, including changes in land use
a new vision for the area. The ultimate goal of these
to include urban infill, a new cruise ship terminal and
proposals is to create a self-sufficient region that
marina, and a new university campus. The following
successfully balances tourism, industry, and everyday life
section presents the physical projects that address each
needs.
of the visions for San Nicolas.
The citywide structure plan is meant to address San
CONNECTIVITY
Nicolas in both the short and long-term. The timeline for the city-wide plan is based on the final closing date
The regional plan provides a framework for increased
of the refinery, but many elements can be implemented
connectivity between downtown San Nicolas, adjacent
within the next five years. Improvements to downtown
neighborhoods, and the waterfront. This can be achieved
San Nicolas, including infill development, a new market
through new road, bicycle, and pedestrian networks.
and civic center, new neighborhood streets and plazas,
A new road system through the Valero site will provide
the re-design of Main Street and the Red light district,
a more direct connection from downtown San Nicolas
and a new art and retail district, can be initiated within
to the resort developments around Seroe Colorado.
the short-term. Outside of the city, renovation of the
It will also provide greater access to Baby Beach and
recreational areas around Baby Beach and a proposal for
new waterfront amenities from downtown San Nicolas.
a new golf and resort development at Colorado Point can
Additionally, these road networks will lay the groundwork
be initiated immediately.
for a greater diversity of transit options throughout the region. These could include city buses, tourist charters,
A LONG-TERM STRATEGY
or personal and taxi vehicles. Dedicated tourist stops in the downtown, Baby Beach, and the new resort will also
When approaching San Nicolas in the long-term, the
increase movement of tourists around San Nicolas.
studio worked under the assumption that the refinery will go offline at some point in the future. We don’t predict the moment this will happen. The refinery has been the
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UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
SHORT-TERM DOWNTOWN STRUCTURE PLAN
CITYWIDE VISIONS + STRUCTURE PLAN
LONG-TERM DOWNTOWN STRUCTURE PLAN
100m
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The second series of connective elements addresses
At the regional scale, the proposals focus on larger, long-
the needs of pedestrians. This includes streetscape
term economic development strategies. A new cruise
improvements throughout downtown, especially the
ship terminal will take advantage of excess cruise ship
Village, shopping district, and Main Street. The Village
surplus from the other side of the island to bring a larger
and new green campus will also introduce a woonerf
influx of day tourists to the Southeastern region of the
system to San Nicolas. A woonerf is a traffic-calmed
island. These new tourists would add greater support for
street that is shared between pedestrians, bicycle and
local retail in downtown San Nicola and new recreational
vehicular traffic. These connective elements also include
opportunities. New tourists would also provide enough
a bicycle network linking recreational and ecological
density to support hotels, museums, and civic institutions
amenities in the region. The bicycle network will loop
in a new waterfront extension of the town. The vacated
from Arikok National Park through the refinery lands
refinery lands also provide the opportunity for long-term
and then pass through the golf course development
institutional job creation. Our citywide vision proposes
north of the park. The regional bicycle network will act
a new institutional anchor adjacent to the Village. This
as the connective spine for ecological sites throughout
“Green Campus” is envisioned as a joint partnership
the region. It will also double as a bioswale, increasing
with the University of Delft, specializing in green energy
drainage throughout the city.
research. The campus would build off the solar and wind assets of the area and also act as a catalyst for energy
ECONOMIC DIVERSITY
research on the island.
We are proposing new strategies for economic
RESORT TOURISM
development as a replacement for the economic
48
monopoly of the refinery. The downtown proposals focus
Tourism accounts for the majority of Aruba’s GDP. These
on a new civic center and marketplace, a revitalized
proposals acknowledge the importance of tourism to the
main street, local-serving retail infill, and a new
Aruban economy and seek to draw in a new market: eco-
downtown commercial center. These projects emphasize
tourism. The existing plan for a golf course development
local job and retail opportunities within San Nicolas in
provides the opportunity to create an eco-tourism resort
order to slow retail and job leakage to Oranjestad. This
that preserves the existing Aruban landscape without
retail revitalization will also require a change in opening
sacrificing resort amenities. The plan also proposes
and closing hours for businesses in San Nicolas.
eco-tourism campsites around Baby Beach and at the
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
CITYWIDE VISIONS + STRUCTURE PLAN
new recreation center on the Valero site. Currently, downtown San Nicolas does not have any hotels and can’t take advantage of day tourists and other visitors. Main Street will provide two new downtown hotels, and new waterfront hotels will be built facing the bay. LANDSCAPE SYSTEMS The citywide structure plan also addresses the unique ecological systems of the San Nicolas Region. The plan proposes a land banking strategy for areas around the periphery of the refinery. These lands would act as a boundary for further suburban growth, directing development to Valero lands immediately adjacent to the downtown core. The refinery lands will also be converted to a number of different ecological uses, including a tree nursery, a water treatment park, a recreational adventure park, and a phytoremediation field. Some of these landscape-driven proposals include the following improvements: the area of the refinery which currently holds the coke barn will be converted to a recreational park; parcels along the Commanders Bay and the
100m
Short-Term Downtown Structure Plan
shoreline of the refinery will be restored to mangrove wetlands; existing recreational areas, like Baby and Rodgers Beach, will be renovated. Each of the landscape systems in San Nicolas seeks to establish or improve the existing ecologies of San Nicolas.
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CHAPTER 2
REFINERY CONVERSION + PHASING FRAMEWORK The Lago Refinery made San Nicolas a thriving and
PHASING STRATEGY
prosperous city; the refinery site has the ability to make
The Oil Refinery Question
San Nicolas is tied economically and socially to the Oil Refinery, and needs to plan now for the possibility that the Refinery may one day close
the region thrive again. The city is economically and
It is not pragmatic for the refinery closure to be phased
socially tied to the fate of the refinery, and any positive
because Valero uses most of the site for day-to-day
improvements on the Valero lands will have a catalytic
operations. Also, one of the greatest obstructions to
effect on the city as a whole. Valero employs between
development in the city is the refinery wall. Much of the
700-1000 full time employees, as well as 3000 temporary
pipe infrastructure for the refinery, including water, is
laborers when operational. It is no longer the major
run on-grade immediately behind the refinery wall. In
economic player that it was during the first half of the
addition, access to the water within the refinery site is
20 century when it employed over 20,000 workers. Our
banned due to security regulations. Fallow areas within
proposals are based on the notion that more jobs can be
the refinery, like “North 40�, could begin bioremediation
created from diversifying uses on the refinery site than
prior to closure or could even be ceded for new uses
by maintaining the 500 acre site as a single industrial
once a clear strategy for the entire site is in place. The
employer.
issue at stake is making sure the government has a vision
th
for the refinery site so that areas of the site are not The Valero plant has an uncertain present and future.
parceled too early, impeding new development.
It is unable to produce refined gasoline on site and only refines jet fuel from crude. This severely limits
Once Valero closes its doors permanently, remediation
the profitability of the refinery since it can only act
on-site would be phased, beginning with the areas
as a middle man between raw product and gasoline.
closest to downtown. This phase includes the cruise ship
Ultimately, the question is not if the refinery will close
terminal area, marina, and San Nicolas harbor. The most
permanently but when. Now is the best time to plan
likely remediation strategy for the first post-refinery
for this change. Many proposals from the citywide
phase would be the excavation of existing soil, followed
structure plan can be executed prior to the shutdown of
by capping with new soil. This method is relatively quick
the refinery, setting the stage for larger regional moves
but can be expensive, especially in an environment
within the Valero property.
where fill has to be imported from off-island. However, this zone is most important to the long-term economic viability of San Nicolas, and many different parties could be involved in new development, allowing the burden of remediation costs to be split between many parties.
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CITYWIDE VISIONS + STRUCTURE PLAN
LONG-TERM PHASING STRUCTURE
to 30 years) and should be started as soon as possible for areas slated for eventual development. The Valero site
The peripheral Valero lands provide an opportunity for
has the possibility of bringing new economic and social
new bioremediation strategies. At present, the demand
health to the city. The short and long-term consequences
for new land around San Nicolas is not great enough
of all actions taken on the refinery lands need to be
to justify costly remediation projects in areas outside
taken into account.
of walking distance from the city. Phytoremediation, the use of plants to naturally purify pollutants from groundwater and soil, would be a great candidate for much of the Valero site. Phytoremediation is often used for purifying petroleum distillates, and a mix of planting materials that are suitable for remediation and suitable for nursery production could be planted across the site. The nursery mix would generate revenue to sustain remediation activities on the Valero site over the course of the cleanup. Phytoremediation has a long timeline (up
The Refinery Wall
The Refinery wall is one of the greatest obstructions to future development, blocking San Nicolas from the ocean
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3
SHORT-TERM DOWNTOWN STRUCTURE PLAN
CURRENT DOWNTOWN ISSUES + CONSTRAINTS SHORT-TERM DOWNTOWN STRUCTURE PLAN STRATEGY A NEW CIVIC CENTER INITIATIVE A REDEVELOPED DOWNTOWN ART + SHOPPING DISTRICT A REIMAGINED ENTERTAINMENT DISTRICT A RENEWED VILLAGE
CHAPTER 3
SHORT-TERM DOWNTOWN STRUCTURE PLAN CURRENT DOWNTOWN ISSUES + CONSTRAINTS
guidelines. In addition, the vacant area in the center of
In light of the opportunities that exist in downtown San
below.
Nicolas, there are several issues and constraints. The largest constraint for downtown San Nicolas is the oil refinery. While it has provided economic opportunities in the past, its future is uncertain. The oil refinery is a physical obstacle between downtown San Nicolas, the ocean, and properties east of downtown. This exists in the form of oil refinery infrastructure, pollutants, and a wall that obstructs the view of the ocean and provides a physical barrier from the city to the ocean. In order to turn the city from a landlocked town into a waterfront destination, the uses at the waterfront need to be reexamined to create a new experience for residents and guests. This could be in the form of a catalytic project for the city that benefits both San Nicolas residents and the region as a whole.
Wayfinding signage to downtown
the city serves as a block to connecting all downtown districts. These and other challenges will be addressed
Vacancy While the city has consistent street frontage and a generally tight-knit urban fabric, there are vacant buildings and parcels that provide urban design challenges. First, there are vacant buildings in the downtown shopping area and entertainment district that are not only historic but also located in strategic areas. These buildings must be restored to their former stature in order to contribute to the unique fabric that currently exists in the city. In addition to the vacant buildings, there are large vacant parcels in the entertainment and shopping districts that must be strategically developed to complement the programming of the area. However, the largest vacant parcel exists in the center of the city,
Connectivity
surrounded by the water tower and government building.
A lack of connection not only exists between the
Nicolas residents and tourists and to re-knit the urban
waterfront and the town but also between districts in the
fabric of the city.
This area must be developed to meet the needs of San
current downtown. Main Street does not connect from the retail area to the entertainment district, and there
In addition to these overall key issues, there are site-
is no formal connection from the entertainment district
specific constraints that should be addressed in the
to the Village. Many of these issues could be addressed
new design for the city. First, the lack of regulation of
through a series of comprehensive streetscaping
red light uses in the entertainment district has made it an uncomfortable place for women and families.
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Red light uses exist on the main street, in alleys, and
Intentions / Goals
adjacent to single family homes. These uses must be consolidated to create an entertainment district that is
The structure plan for downtown San Nicolas in the
safe and comfortable for everyone. In the shopping area,
short-term provides opportunity at various levels while
vacancies and inconvenient store hours have resulted
accounting for the primary function and feasibility of
in a lack of a robust retail center. There is also a lack
projects in the area. Physical connections between
of public resting space for shoppers in inhospitable
buildings, streets, landscapes, and water strengthen
weather, making it difficult to walk around the district.
Aruba’s social interactions between multiple populations.
While the Village has a consistent urban fabric and a
All of these proposals seek to revitalize the downtown
large gathering space in the form of a basketball court,
district of San Nicolas through infill development,
the area around the basketball court is dilapidated and
improved streetscapes, and public realm improvements.
does not accommodate residents of the neighborhood.
Our goals for the downtown entail: creating a new
Additionally, the streets in the Village can be difficult to
public park and market in the center of town, improving
navigate due to garbage and illegally parked cars.
retail opportunities through a new art and shopping
SHORT-TERM DOWNTOWN STRUCTURE PLAN STRATEGY
Infilling vacant lots, creating better inner-city connections, and diversifying the uses of the Refinery Site are key to San Nicolas’s economic development
district, consolidating red light entertainment into a single district, and creating pedestrian streets and a strengthened neighborhood node in the Village.
The short-term structure plan consists of proposals that can be implemented quickly and completed within three to five years. It focuses on existing neighborhoods, infrastructure, and economics as well as proposals already on the drawing board. The themes of the shortterm structure plan are revitalization, regeneration, and economic recovery. Its goal is to infuse San Nicolas with catalytic energy that spurs a multiplying effect within the town’s economy, cultural capital, and social capital — and to do so in a tractable, politically-minded timeframe.
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Summary
visitors alike. In the long-term, the Academy will feed San Nicolas’ creative class. Architects, fashion designers,
The Valero oil refinery has been the economic lifeblood
graphic designers, and jewelry designers will enter the
of San Nicolas since the 1920s. However, overreliance
workforce with the potential to establish new, locally-
on this single employer led to severe economic hardship
owned businesses.
when the refinery downsized and eventually closed in the late twentieth century. With the future of the refinery
The San Nicolas entertainment district presents a unique
uncertain, the short-term structure plan looks to new
challenge in that it is the only district in Aruba where
economic anchors to diversify the San Nicolas economy.
adult entertainment activity is legal. Enforcement of
The proposed satellite campus of the Gerrit Rietveld
entertainment regulations has been lax. Brothels are
Academy has the potential to anchor a revitalized arts
scattered throughout the district and solicitation occurs
and retail district. An upgraded and better-managed
openly in the street. These conditions repel many user
entertainment district can draw new tourism spending.
groups, particularly families, from visiting the district.
Both of these anchors, which are basic industries, can
While the community remains divided on what should
exist whether or not the oil refinery resumes operations
be done about red light activity, it was concluded at
or closes altogether.
the Renobacion Urbano II charrette that it should be contained rather than eliminated. Under the short-
Without the refinery, San Nicolas went from a company
term structure plan, red light activity is consolidated
town to a bedroom community. Most San Nicolans
into a special sub-district where law enforcement is
commute to Oranjestad to work tourism jobs, especially
more manageable. It also makes the remainder of the
at the large resorts. San Nicolan retailers have also
entertainment district more attractive to uses that are
suffered. The downtown shopping district is all but
incompatible with the sex industry. By rezoning the
vacant. The Gerrit Rietveld Academy will bring a modest
district with these considerations in mind, San Nicolas
number of jobs and several classes of students downtown
has the potential to attract a broadened user base. The
(a specific number is yet to be determined). In the
primary target is international tourists. The local bars
short-term, the Academy is expected to generate new
and urban setting of San Nicolas’ entertainment district
retail demand and establish culture programming such as
is an attractive down-market alternative to Oranjestad’s
art exhibits and theater performances. This presents a
posh resort clubs.
tourism draw that can appeal to Aruban and international
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In addition to these economic development strategies, the short-term structure plan also proposes a neighborhood improvement demonstration project in the Village. It highlights the power of simple public realm
New Civic Center
enhancements to facilitate the neighbor-to-neighbor interaction that builds social capital. With the goal of
Gerrit Rietveld Academie
Neighborhood Improvement Demonstration Project
transforming the Village into a tight-knit community where neighbors trade favors, kids play in the street, and crime is deterred, this demonstration project is an exemplar for regenerating Aruba’s troubled urban districts into neighborhoods of choice. The short-term structure plan proposes a second social initiative: a new civic center that replaces a twohectare tract of vacant land. This massive gap in San
Consolidated Red Light District
Nicolas’ urban fabric is positioned at the intersection of the town’s three central districts: the Village, the retail district, and the entertainment district. The plan incorporates much-needed open space, a café/museum for the interpretation of local history and culture, and a market hall where small-scale retailers can purvey their goods. This civic center can tie downtown San Nicolas together both physically and experientially. It is the new
100m
Short-Term Downtown Structure Plan Major Design Moves
heart of a revitalized town.
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site, bordering the government building, has been turned into a market plaza with several stalls for Arubans to sell food and other goods. Seating and gathering space is provided around the market so that patrons can have a comfortable experience and are enticed to stay longer. This area is laid out so there are two seating areas with a hardscape plaza in the middle and a buffer of succulents between the government building and seating area. One market building, at the center of the site, also acts as A Place To Come Together
A vibrant public space can be created at the intersection of the shopping area, entertainment district, and neighborhoods
A NEW CIVIC CENTER INITIATIVE In discussions with San Nicolas residents about their city, several people vocalized a need for a place where residents can come together to celebrate their city and country. This area is the perfect gathering space due to its location at the intersection of the retail district, the entertainment district, and the Village. As it exists today, the land on the proposed town center is mostly vacant, although it does include a few parcels of single-family residential housing, a large government building, and the historic water tower. This plan aims to capitalize on the opportunities for the site made available by the existing monument and government building without sacrificing the present residential and civic uses.
A New Marketplace
a stage that can be used for performances to audiences either in the market square or the large park. This is done through raising the building with stairs so that it can play to either side and by providing sliding doors on both sides for the purpose of better acoustics. A large park is planned amidst the existing residential and historic buildings. This park will exist as a flexible civic lawn that can accommodate people for a festival, show, or informal gathering. Around the park is a promenade with trees on either side to provide shade and a place for a leisurely stroll. The park also houses a playground, complete with swing-sets, see-saws, and a climbing globe for children. There will be a shaded seating area for adults as well. In addition to a lawn and a playground, the park will have shaded tables on the right side for tourists and residents to play dominos and other games, despite the hot weather.
This site is planned to be a regional destination for both visitors and tourists. First, the southern portion of the
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Existing Conditions
SHORT-TERM DOWNTOWN STRUCTURE PLAN
aat
rd Str
Berna Civic Center Site
Illustrative Plan
The new Civic Center strategically infills The Gap, creating a connection between The Village and Downtown, as well as establishing a future connection to the waterfront
50 Year Plan Waterfront Connectivity
van Renselae
rstraat Aruba Straat
traat Toren S
Civic Center Marketplace
Access to Ocean
10m
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System Diagram
The diagram shows a highly connected network of public amenities, commercial and institutional uses
Activity Intensity
High Intensity Use Low Intensity Use
A New Civic Core Infill has been added around the park to address the existing uses on the site. On the left side of the park, buildings will house a museum. Civic uses will surround the historic water tower as well as the existing kunuku
Vehicular Circulation
houses. These monuments will be restored to their former condition to celebrate the history of the island. Optional Street Closure
On the right side of the park, infill development in the form of single-family homes that will be similar in size and scale to existing houses in the Village. These homes will be buffered from the park with succulents, grasses, trees, and large half-walled backyards to allow for semiprivacy. Curb bump-outs will make crossing the street
Pedestrian Circulation
easier from the Village to the civic center. Overall, this site provides much needed open space for the city. It allows residents and tourists to experience San Nicolas as a place where people come together and commemorate the history and culture of Aruba.
Land Use
Commercial Existing Open Space Residential Institutional
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Market Section
Massing Model
Aruba Straat
Sidewalk 5M
Government Building 15M
Cafe Area Plaza 4M 3M
Cafe Area 4M
Market Building 10M
Sidewalk 5M
Park Section
Aruba Straat
Sidewalk 5M
Civic Building 10M
Cafe Area 4M
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Promenade 3M
Park 33M
Promenade 3M
Game Tables 7M
Buffer Residential 4M Yard 5M
Residential 10 M
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A REDEVELOPED DOWNTOWN ART + SHOPPING DISTRICT
characteristics that signal the potential for a revived
Once a thriving and bustling shopping area, the western
architecture, a reminder of San Nicolas’ thriving era in
portion of downtown San Nicolas has seen declining
the 1940s which is not found anywhere else in Aruba,
numbers of visitors since the close of the refinery
provides a wonderful character and sense of place.
in the 1980s. A lack of employment opportunities in
Existing buildings and vacant lots are ripe for adaptive
downtown following this closure meant that many
reuse and redevelopment.
district. The existing building stock and urban fabric of the area is ideal for a shopping district. Unique Art Deco
San Nicolas residents sought work elsewhere on the island, predominantly in Oranjestad. Residents also
With the oil refinery reopening in 2011, some potential
run their errands in Oranjestad rather than in San
revitalization may be possible as employees will need
Nicolas, largely due to the early closing hours required
access to various services. Further, should retail shops
of businesses. This has resulted in a dying shopping
be allowed to remain open later, allowing San Nicolas
district with vacant buildings and only a small number
residents to run errands after working hours, the
of operating storefronts. While these conditions provide
downtown could be able to support additional retail.
challenges to downtown, there are also several positive
However, in the short-term, downtown San Nicolas will
Land Use
Art School Campus Phasing
Phase One
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Potential Infill Sites
Phase Two
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A Redeveloped Art + Shopping District
A vibrant streetscape plan reinforces Zeppenfeldstraat and is anchored by the new Art Academy
10m
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need a new anchor to provide the additional foot traffic
reminder that the street is important and will connect
needed to truly revitalize downtown. The Gerrit Rietveld
the two halves of the downtown. Uniform street trees
Art Academy, a design school based in The Netherlands,
serve this function as well. Another distinct paving
is opening a satellite campus in Aruba and is looking
pattern will be used on all sidewalks throughout the
at the San Nicolas region for a potential site. Our plan
district to create a cohesive district.
proposes that the school locate within this section of downtown as a catalyst for additional development and
The “bowtie� intersection at Zeppenfeld Straat and
retail opportunities to make downtown an art and retail
Van Renselaer Straat provides an opportunity to create
district for San Nicolas. It should be phased according to
a node that is visually distinct as Van Renselaer Street
its needs and the availability of vacant properties in the
and will connect downtown, the new civic center, and
downtown.
the Village. Here the proposal includes a multi-colored paving pattern that contrasts from the Main Street
Zeppenfeldstraat
Embedded pavement lighting in vibrant colors gives the art academy district a new look and an exciting, active night time presence
As in many other historic downtowns in need of
paving pattern, as well as embedded solar light pavers
revitalization, locating the art academy on this site
in bright colors that will provide an exciting night-time
would bring the foot traffic needed to bring back
atmosphere.
a depressed area. Further, by repurposing existing downtown buildings, downtown can retail its unique
Another key aspect of the plan is the new public space
character while moving into a new era. Existing vacant
created using existing open areas and vacant lots. This
lots can allow the school to build necessary new spaces
new space will provide ample shade and seating for
for studios and galleries in an architectural style that
shoppers, students, and visitors while they relax with
demonstrates the contemporary and artistic nature of
a drink or simply rest and people watch. The sidewalk
the art academy.
paving pattern continues through this public space while benches and tree cover provide comfortable rest areas.
A Unified Downtown Public Realm Beyond the art academy, the proposal includes a uniform streetscape plan for Zeppenfeld Straat, extending into the entertainment district. A distinct paving pattern for the main street will allow visitors to have a visual
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Section A - Zeppenfeldstraat
A
B
Section B - New Plaza Section
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A Reimagined Red Light District - Illustrative Plan
30m
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A REIMAGINED ENTERTAINMENT DISTRICT The red light district in San Nicolas developed in response to the needs of a large influx of transient male workers. Now that the refinery operates on a much smaller scale, there is a question of whether or not adult uses should continue to be part of the image of the city. The response we received was one that understood the importance of the district but wanted to see it contained from more family-oriented districts in San Nicolas. This proposal retains the red light uses in San Nicolas within an autonomous district located along Rembrandt Straat,
Commercial
a smaller alley directly north of the main street. The
Red Light
areas would be clearly marked and have day and night
Institutional
specific streetscaping improvements. The creation of
Residential
this district would also allow for greater enforcement of
Vacant
current regulations, including the prohibition of soliciting on the street. Sex workers would be allowed in windows or doorways but not within the public right of way. The adult entertainment district will also have public
Existing Land Use
realm improvements such as trees, seating, and exterior building improvements. These public realm features would also include a new decorative lighting scheme, a series of illuminated arches placed over the street at a 10 meter interval. The area would be also be converted to pedestrian only access.
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Main Street Commercial Red Light Uses Anchor Commercial Secondary Commercial Open Space Existing Industry
Proposed Land Use Plan
Proposed Open Space + Pedestrian Network
Main Street Two-way
Infill
One-way
Repurpose
Pedestrian Street
Proposed Circulation
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Proposed Sites to Infill + Repurpose
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A Revitalized Main Street The relocation of red light uses to an adjacent district will also allow for the revitalization of Main Street. Currently, half of Main Street along the edge of the refinery is taken up by surface parking and a large industrial Laundromat. These uses make the south edge of the street unsightly and divert visitors from walking the entire length of the downtown via Main Street. The public realm between the adult entertainment area
Main Street
and the retail corridor is disconnected. We propose to create a unifying streetscaping system to seam the new arts and retail district, civic center, and entertainment district together. This will include street tree planting, wayfinding signage, distinctive paving, lighting, and seating. The Main Street and adult entertainment district will be terminated at both ends by two large hotels. One of these will be located within the currently unfinished hotel immediately adjacent to the refinery wall. These two hotels will bring a much needed density of tourists directly into downtown San Nicolas. There are currently plans on the table for resort developments around San Nicolas, but none are being planned close enough to the heart of the city to guarantee tourist traffic. Through the separation of the red light and downtown entertainment districts, these areas will become the centers of nightlife for San Nicolas and even Aruba.
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A RENEWED VILLAGE
Direct physical and visual connections are made
This neighborhood improvement demonstration project
axial streets and paths. Standing at the commons,
concerns the regeneration of existing neighborhoods
users have uninterrupted vistas to the downtown
in terms of physical infrastructure, social capital,
shopping district, the entertainment district, Essoville,
and economy. A regenerated Village stands to be an
the proposed market hall, and the proposed research
exemplar of the potential for Aruba’s struggling urban
campus. A systematic planting strategy guides users
neighborhoods to become neighborhoods of choice.
along these streets and paths. White tabebuias are the
between the commons and adjacent districts through
standard street tree, fiery-red flamboyants are inserted Opportunities for Infill Development
A neighborhood commons, built around the existing
at gateways and fulcra, and massive barba di joncuman
public basketball court, is the centerpiece of this plan.
trees are reserved for moments of importance.
Improving upon what already is the social hub of the Village, the commons is designed to facilitate local customs for social life. A canopy of trees offers shade throughout, a necessary amenity for outdoor life in Aruba’s hot, humid climate. Domino tables cater to daytime users, especially elders, who often engage the public realm over a game or simply to people watch. Raised planters with integrated seating create an amphitheater around the basketball court, which can double as a performance area. A small grove creates a more contemplative space on the west arm of the commons. Sun rays filter through the canopy onto integrated seating/planter modules and domino tables,
A New “Public Living Room” Side streets in the Village are converted into woonerfs, a Dutch design concept for shared streets. Translating literally to “public living room,” woonerfs are singlegrade spaces that integrate pedestrian needs—shade, seating, low vehicle speeds—with automobile needs such as parking and access. Pedestrians have foot access to the entire woonerf. They are safe for children to play in, and they include shaded seating areas for neighbors to gather. At the same time vehicle access is maintained throughout and parking supply is increased.
facilitating passive activity.
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ST. MAARTEN STRAAT
HELFR
ICH STR
AAT
Public Living Rooms
Small public places are appropriate stages for neighborhood social life. By centering the Village around a shaded plaza and redesigning its side streets into woonerfs—Dutch for “public living rooms”— the Village can become an example of how Aruba’s urban neighborhoods can better sustain the social networks that bind them together
OW
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LAG
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50m
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Woonerf Perspective
Infill development replaces “missing teeth” in the Village with new housing, boutique-scaled retail, and community space. The supply of vacant lots in the Village is enough to support roughly 75 new housing units and 5,000 square meters of retail and community space if the neighborhood’s existing typology is maintained. Common residential housing types consist of one-story, detached dwellings, either single-family or duplexes. Commercial buildings are also one-story detached buildings or in some cases small outbuildings related to adjacent dwellings. Infill development continues these building traditions in order to harmonize with the Village’s existing fabric.
Woonerf Plan
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CAYA ST. JOHN
SHORT-TERM DOWNTOWN STRUCTURE PLAN
BASKETBALL COURT / EVENT SPACE
Creating A Social Hub For The Neighborhood
The plan envisions a new neighborhood commons built around the existing basketball court with a new ampitheatre and grove for passive recreation
ST. MAARTEN STRA AT
15m
PLAZA SECTION Plaza Section
st. martin straat
basketball court / event space
amphitheater
caya saba 10m
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4
LONG-TERM DOWNTOWN STRUCTURE PLAN
LONG-TERM DOWNTOWN ISSUES + CONSTRAINTS LONG-TERM DOWNTOWN STRUCTURE PLAN STRATEGY CIRCULATION STRATEGY LAND USE + DEVELOPMENT STRATEGY A NEW DOWNTOWN WATERFRONT NEW DOWNTOWN NEIGHBORHOODS + NODES A NEW ANCHOR INSTITUTION + MARINA
CHAPTER 4
LONG-TERM DOWNTOWN STRUCTURE PLAN LONG-TERM DOWNTOWN ISSUES + CONSTRAINTS
contamination of the land has taken place. A full survey
Activity on the refinery lands has defined the San Nicolas
activity. The opportunities, though seemingly endless,
region for over a century. Over the years, the sprawling
are tied directly to the successful remediation of the
tract has been the source of economic activity on
contaminants on the land. Implementing a properly
the south side of the island, playing host to multiple
informed, comprehensive, and creative remediation
extraction and refining operations. Despite the tumult of
strategy would open the land to these opportunities
the global economy, the current refinery has managed to
and provide the potential for tremendous social and
stay in a state of semi-operation. However, some doubt
economic impact on the refinery site.
of the validity and profitability of the refinery has begun to creep into the equation. Along with this doubt comes the possibility that more appropriate uses might replace the refinery to ensure a more sustainable future for the region and the island of Aruba. The following proposals seek to highlight a snapshot of the many possibilities that would become available with a complete shutdown of the existing refinery uses. If we imagine that the refinery has shut down and the land has become the property of the Aruban Government or a public/private partnership, there are several major
documenting the level and condition of contamination of the entire site would be necessary prior to any other
Infill Development and Downtown Extension The opportunities that exist on the site are nearly endless. The vast amount of land allows for multiple types of reuse. High-value (monetary and ecological), ocean front land provides ample development and ecological regeneration opportunity, along with the potential to connect the town of San Nicolas to the ocean. The large inland tracts have the potential to reknit the fragmented development that has taken place,
opportunities and constraints that exist.
as well as provide space for land intensive commercial
Remediation
docks, piers, etc.) provides the bones for energy
The most significant constraint to development is the
recreation, light industry and research opportunities, and
contamination of the site. As a result of the extraction
multiple types of tourism development options.
endeavors. Industrial infrastructure (i.e. tanks, piping, production, rain-water storage and reuse, land and water
and refinery operations, heavy and potentially dangerous
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LONG-TERM DOWNTOWN STRUCTURE PLAN
Long-Term Downtown Structure Plan
Connectivity The Valero lands currently obstruct movement throughout the region. If the refinery were to permanently go offline, opportunities would become available for increasing connections to the ocean as well as to outlying neighborhoods. This investment in circulation and road infrastructure would most likely need to be taken on by the government. Development along the Northern edge of the refinery would also strengthen retail along adjacent streets.
LONG-TERM DOWNTOWN STRUCTURE PLAN STRATEGY The long-term structure plan for San Nicolas presupposes the final closure of the refinery and proposes a series of moves that will aid in the development of the region. This site has always been the economic anchor of San Nicolas, and the following projects will continue that tradition, only with a greater diversity. The long-term plan will also strengthen linkages between the downtown core and outlying neighborhoods, improving stormwater infrastructure, roads, transportation, and neighborhood facilities. The Valero lands pose great challenges to traditional projects but can also provide a world-class example of post-industrial waterfront development.
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Goals / Intentions The structure plan for downtown San Nicolas in the long-term focuses on development of the refinery lands nearest to the existing city. This development will strengthen earlier moves made in the short-term and begin to really make San Nicolas an international destination. All of these proposals are based on big moves, joint partnerships, and infrastructural investments. Our goals for the downtown in the longterm entail: creating a new waterfront cruise terminal and public plaza, creating a new residential and hotel district, extending the retail district into the Valero lands, creating a new waterfront gateway to San Nicolas, and diversifying the local economies thorough a research campus and water treatment plant.
Summary The long-term downtown structure plan strategy proposes two key overarching ideas. First, future development on the south side of the island should be concentrated around the urban core of San Nicolas. With the availability of the refinery land comes the ability to expand the downtown and develop a truly unique and beautiful waterfront. The commercial, institutional, residential, and tourist development that might accompany such a waterfront would increase traffic flow and energy in the downtown in a move to revitalize the city of San Nicolas.
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Second, future development around San Nicolas should include shaded, walkable public space and direct public access to the waterfront and other amenities. Creating an urban waterfront that is truly open to and used by the public is essential for the people of Aruba. Large developments on the north side of the island have essentially limited the access to the waterfront, and the people of Aruba deserve better. This is the opportunity to create a walkable urban environment that embraces the water and the coastline that characterize the Aruban landscape. The San Nicolas waterfront could provide necessary public access and create a new and unique experience on the island of Aruba while still maintaining a distinctly Aruban character. After the remediation process, the land between the existing town and the waterfront would become available for development. The long-term downtown structure plan shows a potential expansion of the downtown directly to the water and toward the south-east and Seroe Colorado. The proposed development includes: a public harbor connecting downtown San Nicolas to the water; a cruise ship terminal; an education and research campus; an Aruba welcome center; an energy museum; a marina; a regional public recreation and regenerative landscape
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LONG-TERM DOWNTOWN STRUCTURE PLAN AREA
network; hotel, rental-condo, middle-income, and student residential space; commercial space for shopping, restaurants, bars and cafĂŠs, as well as light industrial and production areas; athletic fields; a public beach; a look-out pavilion; and a performance amphitheater.
CIRCULATION STRATEGY The circulation strategy for the expanded downtown seeks to address the current conditions and allow for new opportunities within and around the Valero lands. The location of the oil refinery poses several circulation constraints, including lack of connection to the ocean and to neighborhoods east of the city. New circulation systems can be used to connect catalytic developments to the east and south of the existing downtown. A road from the new cruise terminal will transport cars, buses, and pedestrians
Oil Refinery - Existing Structures 300m
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to downtown. The bus station will be relocated so that four different streets can access it for optimal pick-up and drop-off opportunities. New development along the edge of the retail district will also provide a road that connects the retail and entertainment district just south of the main street from the west to the east. This
LAND USE + DEVELOPMENT STRATEGY
new road would act as a throughway from the shopping
The Valero site will eventually become a post-industrial
district through the entertainment and university
site. It is currently covered by machinery and industrial
districts to beaches and other recreational facilities to
infrastructure. Our land use strategy tries to mitigate
the east. Main Street will continue to exist as a one-way
between these existing conditions and land uses that may
street, with instances of two-way traffic, now connected
be more amenable to downtown redevelopment. When
with public space and commercial uses in the area where
the oil refinery eventually goes offline, development
the wall formerly existed. Surface lots and street parking
to the south of San Nicolas will finally connect the
will exist further south to accommodate tourists and
city to the water. Much of the refinery land will need
residents.
remediation as a result of its present use. However,
Circulation in the new university district will continue existing streets from the Village through to the east to allow for linkages to recreation and downtown. These streets could then be expanded into the refinery site at a later time to provide a framework for new development. The circulation strategy also includes a network connecting the downtown extension all the way to Colorado Point. There will also be a series of public plazas and pedestrian paths from the civic center to the waterfront. Ultimately, the new circulation system will provide access to the ocean and connections from new districts to the existing downtown.
the land directly south of the entertainment district is currently used for office space. Therefore, construction of an inviting public space between the town and the ocean can begin soon after the refinery closes down. Additionally, the refinery currently contains working docks that now accommodate large oil tankers. These docks can be converted to hold passenger cruise ships and alleviate the demand on Oranjestad’s port of entry. Once docked at the cruise ship terminal in San Nicolas, passengers are guided to the new civic center where there are markets, outdoor events, government buildings, a new historical museum, and passive recreation space – to beaches – golf opportunities – the national park – and other valued local amenities.
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Land along the waterfront will be remediated for public use. A regional bike system along the waterfront will ensure that the land remains accessible to all and will connect the neighborhoods of San Nicolas to the region’s key natural assets. Furthermore, when refinery land becomes available, a direct path for vehicles from San Nicolas to Baby Beach can be constructed, which will decrease traffic from neighborhood streets. Land above the regional park system and to the south of the entertainment district is designated for the future growth of San Nicolas, including waterfront hotels and
Circulation Oil Refinery Boundary
condominiums and the commerce required to serve those
Primary Circulation
populations.
Recreation Network Trail
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Lastly, when the wall of the refinery comes down, land to the east of San Nicolas that runs the length of the Village and the entertainment district will become available for new development opportunities. Such opportunities include a new research and development campus for renewable energy technologies. The Aruban government took its first steps towards the establishment of this center in September 2010 when they signed a partnership agreement with the Delft University of Technology in the Netherlands. The location of the R & D center, which the government aspires to be the forerunner for sustainable energy in the Caribbean, is proposed to be in the San Nicolas region where the center can capture the greatest amount of solar, wind, and water energy.
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public plaza that envelopes the harbor terminates at the proposed civic center, taking San Nicolas Bay directly into the heart of the city. By extending the urban fabric of the existing downtown and increasing the density of the floor area, a truly
A NEW DOWNTOWN WATERFRONT
urban waterfront experience can be created. The
The Downtown Civic Realm
is framed by public space, which connects the new
Providing quality public space to the people of San
public plazas. The topography and layout of the physical
Nicolas is the primary goal of the Downtown Waterfront
structures allows one to see the ocean from the center
proposal. Multi-national hotel development on the north
of downtown and experience the transition from land to
side of the island has effectively limited public access to
sea. In addition to the public space along the harbor’s
the water, and this proposal seeks to avoid that outcome.
edge, a new cruise ship terminal, a lookout point, and a
Not only does this proposal link downtown San Nicolas to
public beachfront area accent the waterfront. First floor
the water, it brings the water to the downtown. It also
cafĂŠs, shops, and restaurants line the harbor to create
brings cruise ship passengers through a post-industrial
a vibrant and interactive atmosphere as well as provide
park up through the harbor front and into town. The
an opportunity for current and potential local business
waterfront access that is created by the new harbor center of downtown to the water through a series of
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
LONG-TERM DOWNTOWN STRUCTURE PLAN
Downtown Waterfront and Harbor LONG-TERM DOWNTOWN STRUCTURE PLAN AREA Anchor Institution and Marina
owners to set up shop. The upper floors of the buildings provide hotel space for tourists and residential space for vacationers and locals alike. This new waterfront development will provide a density of residents and tourists large enough to support greater economic development in the retail, services, and hospitality sectors.
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The Harbor The harbor itself is a multi-tiered stone and concrete bulkhead headed by a landscaped amphitheater adjacent to the downtown. The mouth of the harbor is punctuated by a new cruise ship terminal building on one side and a public look-out pavilion on the other. The topography slopes gradually upward from the mouth to the town, creating a slow, smooth grade upward for the buildings and streets. As you reach the elevation of the town, the ground levels, and both sides of the harbor empty into a plaza framed by the Aruba welcome center and the energy museum. A fountain, encircled by benches and wading pools, is centered in the plaza and fed by ocean water, which flows down through the amphitheater creating a series of wading pools and waterfalls. The topography of the land creates a unique opportunity for a dramatic staircase that leads directly from the plaza to Land Use Plan Commercial Institutional Residential Open Space
the water. The lowest tier is landscaped with grass, and because of the very minor tidal fluctuation (less than 1’/ .3 meters), it would be a great place to sit and dangle your legs into the water. The second and third tiers run level outward from the amphitheater so that as each walkway leaves the amphitheater it eventually empties onto the public space that frames the harbor. This urban water landscape is unique to Aruba and would provide a much needed amenity for the Aruban people and a memorable experience for visitors.
Massing of Harbor Development Looking East
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Detail 1
LONG-TERM DOWNTOWN STRUCTURE50m PLAN Waterfront Illustrative Plan
Waterfront Section
Detail 2
Waterfront Section
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NEW DOWNTOWN NEIGHBORHOODS + NODES
downtown Village. This neighborhood would also act as the seam between the Village and existing neighborhoods to the north of the refinery.
Valero lands within the immediate vicinity of downtown will be absorbed into the existing fabric of the city and
The residential area in the expanded downtown
will be used to strengthen physical and social linkages
waterfront area would integrate tourist housing and
throughout the region. Much of the downtown extension
amenities into the city, creating a unique destination
will be directed toward commercial and institutional
and a lively neighborhood. The harbor and the plazas
development. The cruise ship terminal, campus,
that connect the new downtown San Nicolas to the
marina, residential neighborhoods, and public space
water provide walkable public access and create new
bring additional activity and energy to San Nicolas. The
channels of activity from the city to the water and back.
cruise ship terminal would become the hub of tourist
This residential extension will also strengthen the Main
traffic through San Nicolas. Ships carrying thousands of
Street corridor and convert it from an edge to a center of
people would be able to dock within a short walk from
activity for downtown and its extension.
the downtown. The educational campus would provide an institutional anchor to the downtown and bring new opportunity to the city. The center of campus punctuates the east end of Main Street and would become a node of
PER
activity for the students and locals alike.
The Downtown Neighborhood Extension The proposed expansion into the refinery site would create a new set of neighborhoods and nodes in the downtown. The kind of intensity of development we are proposing would dramatically increase the number of both short and long-term residents. The creation of a neighborhood supporting the housing needs of students and faculty would be dovetailed into the existing
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HARBOR NORTH CAMPUS
LOWER DOWNTOWN CONNECTION TO DOWNTOWN
LOCAL TRANSIT HUB
WATERFRONT PLAZA
ARUBA WELCOME CENTER
RFORMANCE AMPHITHEATER
New Harbor and Downtown Activity Node
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New Neighborhoods
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A NEW ANCHOR INSTITUTION + MARINA
The research and development campus has four main
An International Research Campus
faculty and their families as well as students and visiting
sections. On the north end of the campus, single-family and multi-unit apartments will be constructed to house scholars and scientists. This area will incorporate the
A
The premise of the research and development center
woonerf seen in the Village, thereby reducing car speeds
for renewable energy technologies is that it will be
in the neighborhood. These two residential blocks will
able to replace the oil refinery as a large economic
re-knit the fabric of the city by physically reconnecting
generator for the city. Not only will the center itself
the neighborhoods in the northeast back to downtown
create jobs for those living in San Nicolas but the spin off
San Nicolas and by creating walkable access routes
manufacturing industries that may result from renewable
between both places. South of campus housing, will be
energy research will also create jobs for the region. More
a block that acts as a mediating ground for residential,
importantly, the research center will enable Aruba to
commercial and institutional land uses. The hotel that
move away from oil dependency by generating its own
already exists on this block will frame the block to the
energy. This will significantly lower the cost of living for
west, with another large-scale development such as a
Arubans, many of whom spend between 30% and 50% of
student gym adjacent to it. In the center of the block
their income on water and electricity. The increase in
there will be an informal gathering space where tourists,
disposable income for San Nicolas households will also
students and workers can take their lunch. East of this
end up supporting local businesses in the downtown area.
central park, the academic and research core of the campus begins.
A
The academic and research core is made up of tightly knit three to four story buildings that increase in scale as it approaches the water. This scaling up from the Campus Illustrative Plan
The new Research and Development Campus will contain residential areas for students and faculty, an academic core, and an area for parks and waterfront development
50m
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central node ensures that the research and development campus does not dominate the three story structures in the downtown area. The individual buildings of this part of the campus will be connected on the second floor by a network of walkways that integrate solar panels into
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
LONG-TERM DOWNTOWN STRUCTURE PLAN
the shading structure. This shading structure will also be
Additionally, the docks that are currently used in the oil
constructed in the central plazas of the academic and
refinery could be reconverted into a marina with a yacht
research core.
club house with a restaurant and bar on the top floor,
A New Marina The southern end of the campus allows for large-scale development opportunities that take full advantage of its waterfront location. Developments in this area should be more widely dispersed so as to not block vistas to the water and to integrate pedestrian scale activities such as the regional bike network that runs through the southern end of the campus. Waterfront athletics facilities would be ideal for this space and would provide
from which you would have the best view of the Aruban sunset. Lastly, the research and development campus will have a strong central axis on which there will be a bike trail that runs from the north end to the south end of the campus and will connect San Nicolas’ neighborhoods to the water and the regional bike trail. Along the central axis there will also be a bioswale that will collect and channel flood water from the roi that is located north of the campus.
the city with essential community facilities such as tennis courts, basketball courts, soccer fields and boat sheds. Section A - Campus Development
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5
REGIONAL AMENITIES STRUCTURE PLAN
KEY REGIONAL ISSUES + CONSTRAINTS REGIONAL AMENITIES STRUCTURE PLAN STRATEGY RECREATION NETWORK STRATEGY A NEW TOURISM + ADVENTURE CENTER REIMAGINING A RESORT + GOLF COURSE DEVELOPMENT CREATING PRODUCTIVE LANDSCAPES
CHAPTER 5
REGIONAL AMENITIES STRUCTURE PLAN KEY REGIONAL ISSUES + CONSTRAINTS
Post Industrial Town In Transition
The Regional Structure Plan proposes a long-term
future of the refinery. A few regional proposals can be
strategy for growth in and around San Nicolas. It assumes
executed prior to the closure of the refinery, but the
the final closure of the refinery, and the ability to
major moves hinge on new ideas for the 500 acre site.
separate the refinery lands into large parcels for further
The structure plan is presented at its long-term stage,
use. The structure plan defines a framework for new
demonstrating possibilities for the region after the
development on the post-industrial site, and well as
refinery ceases to be economically competitive. The
strategies for linking the region through the site. The
refinery is scheduled to re-open within the year, but its
key issues and constraints at the regional level are: the
long-term future is uncertain. In the short-term, the
long-term viability of the refinery, the necessity for
refinery is an impediment to large-scale growth in the
remediation in and around the refinery site, and the need
region. After the final closure of the refinery, the post-
for greater connectivity between Downtown San Nicolas
industrial site will provide additional challenges and
and the rest of the region.
opportunities for San Nicolas. Some of these challenges
The most important issue at the regional scale is the
include job creation, site remediation, and funding. However, the scale and geographical location of the refinery provide opportunities for the diversifying the local economy, opening up access to the ocean and Seroe Colorado, and expanding Downtown San Nicolas. View of the Oil Refinery and surrounding landscape
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Remediation
rainy season and is not easily accessible by pedestrians or bicyclists. Presently, beach access is cut off by the
One of the most significant constraints to turning over
refinery wall. Downtown San Nicolas could take greater
the refinery lands is the possible contamination of the
advantage of the proposed resort developments around
refinery site. The lands within and around the refinery
Colorado Point if the road network was improved. A
may be in need of remediation in order to be safe for
greater variety of transit options between San Nicolas
new uses. Petroleum distillates, coke, sulfur, and other
and outlying neighborhoods is also needed. Access is also
refinery-based byproducts may be present in the soil,
limited between recreational and natural areas around
requiring a strategy for long-term remediation. The
San Nicolas. It is difficult to walk from Baby Beach, the
balancing between expensive short-term remediation
National Park, to any other habitat areas, forcing tourists
strategies and less expensive but time intensive
to rely on personal vehicles.
bioremediation strategies has the capacity to direct new growth on the site. The bioremediation fields could also be used as passive recreation or tree nurseries until they
A New Resort Development
are deemed safe for new programs.
The current plan for a golf course and resort
Access
volume of tourists to the southern side of the island.
development in Seroe Colorado will bring a greater The resort development will provide greater economic
The last constraint to further growth in the region is a
opportunity for the residents of San Nicolas, especially if
lack of access. There is only one major road to both Baby
it is designed to work synergistically with local assets in
Beach and Seroe Colorado. This road floods during the
the region, including Downtown and Baby Beach.
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REGIONAL AMENITIES STRUCTURE PLAN STRATEGY
Summary
As has already been mentioned, the regional structure
opportunities to build a more diverse economy for the
plan assumes the final closure of the refinery and the
San Nicolas Region. Once the 500 acres of the refinery
acquisition of the land by the central government.
have been freed up, there is opportunity to use the
This may happen in five years, or it may happen in fifty
lands for a new cruise terminal, new resorts and park
years; but in many ways, the exact timing of the refinery
opportunities, sites for research and educational
closure is unimportant. What is important is to have a
facilities, and productive landscapes that will help to
comprehensive vision for the region so that if and when
restore the land. Each of these, has been or will be
the refinery does close its gates for the last time, the
explored more fully and together with the following
people of San Nicolas and Aruba are prepared. In this
goals, will all work together to improve the economic
way, we do not view the eventual closure of the refinery
diversity and vitality of the region.
as a threat, but as a real opportunity to create a more diverse economy unique to the island of Aruba.
The eventual closure of the refinery will provide
As was mentioned previously, the circulation network in the San Nicolas Region is a real constraint for future
Goals / Intensions
growth and development of San Nicolas. The Regional
There are five main goals and principles for the regional
network, based on the existing street system that
structure plan of the San Nicolas Region. These five
will allow for both more north/south and east/west
goals will work together to create new opportunities for
connections. This will not only provide direct connections
the region. They are: to build a more diverse economy
between the neighborhoods and the downtown directly
unique to the island; to improve the access, circulation,
to the ocean but will allow more direct connections
and connectivity of the region; to restore and reclaim
between these areas and the new resorts and natural
valuable Aruban landscapes; to provide new recreational
amenities around Seroe Colorado. In addition to this
opportunities; and to achieve a more focused
street network, a new bicycle network is also proposed
development.
for the region. It will provide direct connections for
Structure plan proposes the creation of a new road
hikers and cyclists to the region’s many natural assets and Arikok National Park.
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Regional Bike Trail Network
Perspective of Regional Bike Trail looping through preserved Oil Refinery infrastructure
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The plan also addresses another aspect of connectivity
There currently exists many great recreational
and circulation: ecological networks. Currently, the
opportunities in the San Nicolas Region. In addition to
natural areas in the San Nicolas Region are separated one
the creation and connection of the regional park system
from another. The proposed regional bicycle network,
mentioned previously, there are several new resorts
which will allow walkers and cyclists to access the
planned for the Region. It is important that these resorts
different amenities of the region, will be a part of a
do not simply repeat the paradigm set in the north, but
larger ecological network that will allow plants and
are sensitive to the climate of the region and allow for
animals to move freely across the region. This is a major
public access to important sites. This plan also calls for
step in restoring the region to a functioning ecosystem.
the restoration of the recreational facilities at Baby and Rodgers Beaches and Commanders Bay as well as the
The San Nicolas region possesses some of the most
creation of a new Marina adjacent to the downtown.
diverse, dramatic, and unique landscapes on the Island.
Finally, all of these recreational opportunities should be
These include but are not limited to the mangroves
accompanied by an educational campaign designed to
at Commanders Bay, the beaches and dunes at Baby
teach both residents and guests how to experience and
Beach, Rodgers Beach and Boca Grande, the cliffs and
value these areas.
natural bridges at Colorado Point, and the caves of the southern portion of the Arikok National Park. Currently,
The final goal of the regional structure plan is to ensure
the Refinery occupies nearly 5 kilometers of the coastline
a more focused development in the region. Through the
immediately adjacent to San Nicolas. Furthermore, a
use of a greenbelt, the plan proposes that all future
proposed resort would limit public access to the areas
development be concentrated in already urbanized
surrounding Colorado Point. It is therefore important that
areas such as in the Downtown or at Seroe Colorado. The
these existing areas of importance are identified so that
idea is to build upon the already existing urban fabric
they can remain available to the public. Furthermore,
in order to create density rather than sprawl. This will
certain refinery lands should be set aside to create a new
not only help to ensure that areas remain and become
waterfront park adjacent to the city. Once these areas
more vital in the future but will help to protect that
have been identified, they must be ecologically restored
sensitive ecosystem of the region. The plan proposes
in order to begin to recreate a healthy and functioning
that all future growth will be concentrated between
ecosystem for the region.
the downtown and the water and in the productive landscapes as need the need arises.
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Tourism
Perspective of new resort development and tourism opportunities near Seroe Colorado
Though much of the Regional Structure Plan relies on the closing of the refinery, there are elements that can begin immediately in order to set the stage for the eventual realization of the whole plan. All future development in the region should be focused on lands adjacent to already urbanized areas. The proposed resorts may happen quite soon, so it is important to work with the developers to retain valuable land and ensure the ecological sensitivity of the development. Along with the resorts, the bicycle network and ecological buffer can be started on the southeastern portion of the Island. This then can be connected to Arikok. Finally, the improvements to existing parks and natural areas such as Baby Beach and Boca Grande can be begun immediately.
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Regional Structure Plan 300m
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REFINERY PARK + ADVENTURE CENTER
RESORT + GOLF COURSE DEVELOPMENT URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
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RECREATION NETWORK STRATEGY
order to allow for the free movement of flora and fauna,
The creation of a new regional park system and
maintained.
ecological network will be valuable to the San Nicolas Region for a number of reasons: It will re-knit the ecological fabric of the region, create new recreational opportunities for residents and guests, and restore and reclaim valuable Aruban landscapes. In the following, each of these will be explored in more detail.
it is important that this buffer is both continuous and
New Recreational Opportunities for Residents and Guests The restoration and creation of new parks in the San Nicolas region will improve recreational opportunities for both residents and guests. This will aid in developing a
Re-knit the Ecological Fabric of the Region
new, ecologically based tourism for the region as well as
Currently, the natural areas of the San Nicolas region
Colorado Point for recreational purposes, and these new
isolated from one another. This not only limits the
parks will build off of that density. In this way, these
ability for residents and guests to move between these
new and restored recreational opportunities will be both
amenities but it these spaces from working together as
environmentally-savvy and economically feasible.
a functioning ecosystem. By linking the identified sites together and to the Arikok National Park in an ecological network, there is opportunity to begin to restore the San Nicolas Region.
helping to make the region a destination on the island. Many people already visit areas around Baby Beach and
Restore and Reclaim Valuable Aruban Landscapes San Nicolas has been called a waterfront town without
The physical links between the sites and Arikok National
any water. It is a town cut off from its most valuable
Park will be a thirty meter wide linear buffer, the
environmental resource. New development in the region
minimum width for a corridor. Contained within this
threatens to further cut off the town and its people
corridor will be a walking and bike trail for people and
from other resources. For this reason, areas which are
a bioswale for stormwater management. To minimize
valuable both now and in the future for the people of
water and resource needs, this buffer will adopt the
San Nicolas need to be identified and preserved. This
character of each ecosystem through which it passes. In
plan has identified several of these key areas; others can certainly be added to the list.
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Commanders Bay REGIONAL AMENITIES STRUCTURE PLAN Boca Grande
Roois
Trail System
Recreation Network Plan Goals: Re-knit the Ecological Fabric of the San Nicolas Region
[Refinery Park]
Provide Unique Recreational Opportunities for Residents and Tourists Restore and Reclaim Valuable Aruban Landscapes
Baby Beach 1000m
Section A - Typical Section through Bioswale 5m
buffer
bioswale
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buffer
trail
buffer
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Perspective Rendering of activities inside the Adventure Center
A NEW TOURISM + ADVENTURE CENTER
system. There are three major structuring devices for
The location for a new park in the San Nicolas region has
ecological restoration. The trail system and corridor
been identified. It was chosen due to its proximity to the
are linear elements that run through the park. Where
downtown as well as because of the interesting nature
practical, connections from this trail system are made to
of the existing infrastructure. It is imagined that this
elements within the park and to the surrounding areas.
new park will act as the center for the new regional park
In Refinery Park, the bioswales will be connected to the
system. As such, there will need to be certain amenities
restored mangroves. This will not only help to deal with
that this park will offer, such as camping facilities and a
stormwater management, but will seasonally flood the
visitor center. Refinery Park, as we are calling it, and its
mangroves with nutrients, mimicking a natural system.
accompanying adventure center, though quite specific to the site, also provide a type of overnight facility that can be repeated throughout the park system. This is a system that can be repeated, and from this, there are lessons to be learned; the reuse of infrastructure, taking advantage of the natural amenities on the site, and restoring the ecology of the site. The new Refinery Park is imagined as the primary tourist destination in the park system. Other sites in the system, such as Commanders Bay and Baby Beach should be designed to meet the needs of local residents and to ensure that this new park system remains public. In the following, a more through explanation of the refinery park will be offered, and the
Refinery Park: the trail system and corridor that run through it, existing infrastructure, and the need for
Within Refinery Park exists some of the most visually interesting infrastructure from the refinery will be preserved and adapted. Some of this infrastructure should be maintained in order to both provide for cultural history on the site as well as to provide for truly unique recreational opportunities. As an example, at Duisburg Nord in Germany, old tanks have been converted into dive pools and other infrastructure converted to climbing structures. At Refinery Park, there is opportunity to do this and more. On the plan have been identified key infrastructure elements that should be retained in order to create a new dive center with shop and
new adventure center will be explored.
dive pool, a new kayak center, fishing piers, a viewing
Refinery Park
adventure center.
tower with climbing structure, and a new tourism and
As has been stated, Refinery Park will provide an example of how to create other park sites within the
park
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king
REGIONAL AMENITIES STRUCTURE PLAN
A A
C C
B
B
1000m
Refinery Park Site Plan
Section B - Waterfront Trail and Fishing Pier 10m
trail URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
fishing pier
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Adventure Center Elements: Play Mountain, JP
Aviator Sports, US
Chelsea Rocks, US
Climbing Wall
Duisburg Nord, DE
The natural landscape is the final structuring device of Refinery Park. Based largely on topography, the landscape should be restored to begin to recreate a functioning ecosystem for the region. Near the water, a mangrove
$30
FREE Hostel Sol, BR
I.S.H., UK
$35 Che Legarto, BR
$50 Centre Ecologic Llemena, ES
restoration project and canal system is proposed. From there, the landscape would likely move from dune ecology to arid ecology as topography increases. Before any of this can happen however, work will need to be
Hostel
done to mechanically and biologically remove toxins from the site and the soils. $8 Furnace Creek, US
$15 Overland Track, AU
$20 Palm Canyon, US
$150 Longitude 131, AU
Refinery Park Tourism and Adventure Center
Camp Ground
It is important that the new park system for the region has a clear destination that will attract tourists and provide a starting point for experiencing the natural $20
$160
Grand Tetons, US
Seneca Rocks, US
$200 El Yunque, PR
$2400 Arikok, AW
features of the park system and region. Due to the availability of large warehouse structures on the site, it
Welcome Center
is possible that this new center will be able to reuse one of these buildings. There are several key elements that this tourism and adventure center should include, such as a visitor center, hostel, and campground. Depending on availability of space, other elements such as a bicycle rental shop, indoor climbing wall, skate park, and cafes and restaurants could be included. With all of these elements, there is a choice for what type of tourist to attract, from the budget minded young traveler to the high-end eco-tourist.
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100m
Tourism and Adventure Center
Section C - Campgrounds and Adventure Center 10m
camping area
buffer
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
trail
buffer
camping area
buffer
trail
buffer
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Current Proposal
REIMAGINING A RESORT + GOLF COURSE DEVELOPMENT
each of the golf course holes. It also outlines the site
Colorado Point is a unique place in the Aruban landscape.
also provide the location of the three main entrances to
Currently, there is a plan in place for a golf course and
the site and the location of the golf club.
resort development on the site. This proposal has the possibility of preserving the extraordinary qualities of the place, without taking anything away from the Aruban people or prospective tourists. This project seeks to balance between touristic uses and local uses, to provide a unique Aruban experience for all visitors. The main elements of the proposal are: a golf course, resort development, ecological bike network, and public park at Colorado Point. The key principles directing the proposal are: to maintain access to Colorado Point, conserving water, protecting and restoring the existing landscape, and creating sustainable eco-tourist resorts. 1st Alternative Land Swap
boundaries of five resort parcels, three along the west side of the course, and two to the south. The schematic
Two Alternative Proposals This project provides two alternative proposals for maintaining public access to Colorado point. The first begins with the current scheme and makes a small number of adjustments. It provides a land swap between a few of the golf links and the public access lands at Colorado Point, allowing for greater public access to the cliffside and natural bridge. The second proposal moves about half of the golf links inland to create a continuous public park along the coast.
Project Assumptions
The regional bike network would pass along the coastal
The project assumptions come from the current proposal
sensitive site. This proposal is a significant shift from the
for the golf course and resorts. First, there will be an 18-
current golf course scheme, but provides greater amenity
hole golf course with golf club and driving range. Second,
to the public. Both alternatives are compatible with the
there will be a mix of approximately 900-1100 hotel,
main principles of the project: maintaining public access
condo, and resort units. One of these resort parcels
to Colorado Point, preserving and restoring the Aruban
is planned as a “Rock Hotel”, set into the cliffside at
landscape, and creating a sustainable golf course in a
Colorado Point. The current plan also leaves three
semi-arid climate.
park. The “Rock Hotel” would also be shifted to a less
“Public Access” zones on the site. The schematic diagram designates the location of the tee and putting green for
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1st Alternative Land Swap
2nd Alternative Linear Waterfront Park
300m
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Circulation + Public Access The goal of the circulation system is to increase public use of the golf course and resort, without impeding golf course activities. One way to achieve this is through a combined golf cart and bicycle path. This shared cart, pedestrian, and bicycle path would link the two public parks on each end of the golf course, providing a safe through fare for viewing the habitat preserves within the golf course. The shared path would also take the place of the regional bike network as it passes through the golf course. It creates a secondary public link to Colorado point and the shoreline, without creating redundant circulation routes. There would be an additional bike path running along the western edge of the property and connecting the bicycle network at the northern and southern edge of the property. Connecting the two bicycle paths together is a network of walking trails. The resort would also host an interpretive center for tourists to understand the unique character of the San Nicolas bio-region.
Sustainable Golf Course Technologies Sustainable Golf Course Design
The use of native vegetation and landscapes, and the limitation of turf grass used on the course can significantly reduce the amount of water used for irrigation while preserving the unique beauty of the landscape
The most significant concern for golf courses in semiarid climates is water consumption. During the summer months, golf courses need up to 3,700 cubic meters of water per week and turf alone requires about 70 to 120 cm per year. The proposed planting plan limits turf grass, which has the highest water consumption of all plants
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REGIONAL AMENITIES STRUCTURE PLAN Illustrative Plan of the First Golf Course Alternative 100m
on the golf course, to fairway, green, and first rough. Environmentally sensitive water and planting strategies can improve water efficiency from 20 to 50 percent, making it well worth the higher initial investment. The second rough and other high traffic areas on the golf course will be covered with a fine gravel groundcover with stands of native vegetation and shade trees. Areas within the course that are not heavily trafficked, and are not part of golf course operations will be restored with native vegetation and groundcovers. These zones would leave the coral and volcanic rock exposed, highlighting the singularity of the landscape at Seroe Colorado for patrons. Preserving as much native habitat as possible saves money on fill and exotic vegetation. It also gives the golf course a different character than is experienced in most other resorts, creating a new kind of golf experience.
Resort Planning The siting of resort buildings balances density, building height, building footprint, and privacy. Vehicles would be restricted to a main road connecting the golf course and resort nodes, and parking would be structured to reduce impermeable surface parking. The goal is not to replicate hotel developments from the Northern side of the island, but to create a sustainable eco-tourism resort that still appeals to many different types of tourists. Sustainable resorts tend to be constructed with minimal intervention on the landscape, but are built at very low density. The URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
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Section A - Resort Amenities
10m
Resort Corridor
Section B - Resort Development
Hotel
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Pool Deck
50m
Resort Corridor
Hotel/Parking
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Stre
eet
REGIONAL AMENITIES STRUCTURE PLAN
assumptions for the project require a minimum density that necessitates a higher percentage of multi-family units. The strategy then is to concentrate development into compact settlements, utilizing energy efficient and water conserving technologies. There are two main building typologies: a four-unit duplex set into the landscape, and a condo/hotel complex. The four-unit duplexes are grouped in pairs, facing the golf course. They are sunken into the landscape to minimize visual impact. The majority of the buildings are oriented to catch prevailing winds, allowing for the possibility of passive ventilation. These are envisioned as high-end time shares or long-term rentals. The second typology, a compact hotel cluster, is linked by a scenic pedestrian corridor. Each of the four clusters is centered on shared hotel amenities, including the pool, golf club, and interpretive nature center. Each of these nodes also provides structured parking for all of the vehicles at that complex. Golf carts and shuttle service would be provided to discourage the use of personal vehicles on site. New development in Seroe Colorado would provide San Nicolas with a tourist market the city has never had. The goal of the proposal is to spur sustainable economic development, while preserving Colorado point for the public. Seroe Colorado is unlike any other place in Aruba, and should be protected for generations to come.
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Site Plan of the eco-tourism resort and hotel
50m
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CREATING PRODUCTIVE LANDSCAPES
new nursery could fill a much needed economic void and
What is a productive landscape?
the region while the land is being remediated.
Much of the refinery site outside of the immediate
Many tree species however, will not be tolerant to the
vicinity of downtown could be repurposed for productive
level of hydrocarbons and other toxins likely present in
landscapes. Productive landscapes are landscapes that
the soil. For this reason it will be important to initially
perform active uses like agriculture, remediation, or
plant the site with species of vegetation that specialize
purification through biological processes. The refinery
in removing toxins from the soil. There are three species
site could provide two different types of productive
of legumes and three tropical grasses that are adapted
landscapes: a plant nursery/remediation project and a
to the climate of Aruba that have been shown to draw
water treatment plant/park. Both proposals combine
oil out of the soil. The legumes are Calopogonium
economic generators with restoration projects, creating
mucunoides, Centrosema brasilianum, and Stylosanthes
multi-functional, robust landscape systems.
capitata. The tropical grasses are Brachiaria brizantha,
Tree Nursery Over half of the refinery site is proposed to be converted to a plant nursery. The nursery would accomplish two goals: bio-remediating refinery lands and growing native and ornamental vegetation for the island. Bioremediation is a more cost effective means of cleaning up the refinery site than capping. The nursery would be planted with non-consumables to ensure that contamination within the soil is not taken up in fruits or vegetables. The nursery could specialize in street trees, palms, and native vegetation for the entire island. All of the vegetation used in new construction on the island is imported. This is very expensive, and unsustainable. The
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further support local industries on the island. In this way, a tree nursery on the refinery site could provide jobs in
Cyperus aggregatus, and Eleusine indica. Of these, the grasses Brachiaria brizantha and Cyperus aggregatus have been shown to be particularly effective. The exact duration and combination of species to be used will vary on the conditions of the soil. Beyond early remediation of the most toxic soils, a street network will need to be constructed on the site in order to plant, maintain, and harvest the plants. This street network should connect with the existing street grid and connect San Nicolas and the surrounding neighborhoods to existing and proposed amenities. This is to say that is should be thoughtfully designed so that in the future, should the city need to grow, the productive landscapes
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
REGIONAL AMENITIES STRUCTURE PLAN
can transition from agricultural to more urban uses. A well designed street network will ensure that the cost of this infrastructure need only be spent once.
Water Treatment Plant One of the major problems facing the island of Aruba is access to fresh water. The second type of productive landscape on the refinery site is a water treatment and storage facility. There is a tremendous amount of infrastructure on the site of the refinery. In the event of the refinery closure, this infrastructure could be used to collect, store, and distribute fresh water to the region. This would not only lessen pollution to the surrounding reefs, reduce energy consumption on the island and but also provide opportunity for job creation. This is to say that there are both economic and environmental motivations for this project. On the northern end of the refinery site exists a tank farm which stores crude and refined oil. These tanks are situated on large cement pads and are connected together and to the refinery by large pipelines. Preliminary research suggests that these tanks may be able to be cleaned to an extent that they can be used for grey water treatment. Initially, water could be collected from Zeewijk in order to avoid seasonal flooding there. With the completion of the regional bioswale network, stormwater can eventually be collected from the roois and bioswales and incorporated into the system.
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Example of Palm Plantation Productive Landscape Cigudeg bei Bogor, Java - Indonesia.
Wikimedia Commons - In the public domain
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6
CONCLUSIONS + RECOMMENDATIONS
REINFORCING THE VISION MOVING TOWARD IMPLEMENTATION UNIVERSITY OF PENNSYLVANIA STUDIO FACULTY + PARTICIPANTS
CHAPTER 6
CONCLUSIONS + RECOMMENDATIONS REINFORCING THE VISION San Nicolas is a melting pot of ethnicities and cultures. In the future, the entire region will reinforce this diversity. Locals and tourists from all over the world will mingle in its trendy local shops, shaded and inviting streets, unique parks, and beautiful beaches. Imagine a city that has developed into an international destination, but has not lost its edge. San Nicolas has an incredible opportunity to create a place that is like no other in the Caribbean, or even the world. To achieve any of these goals, a substantial planning effort and implementation strategy focused on the visions, principles, and proposals in this report is needed. The Vision Plan for the San Nicolas region has investigated opportunities and new ideas for revitalizing the downtown, neighborhoods and environmental assets. Site visits, stakeholder meetings, and charrettes helped determine a series of visions for the region. These visions were ultimately expressed in a series of frameworks and proposals. They seek to create a new identity for the city without losing the diversity of existing city. These visions are:
1 - SAN NICOLAS’ TOURIST ECONOMY WILL EMPHASIZE BOTH NATURAL RESOURCES AND CULTURAL ASSETS. 2 - THE PEOPLE OF SAN NICOLAS WILL BE CONNECTED TO VALUED PLACES AND COMMUNITIES. 3 - A PARK SYSTEM FOR THE SAN NICOLAS REGION WILL PROTECT EXISTING NATURAL RESOURCES AND RESTORE DEGRADED ECOSYSTEMS. 4 - A PARK SYSTEM FOR THE SAN NICOLAS REGION WILL PROTECT EXISTING NATURAL RESOURCES AND RESTORE DEGRADED ECOSYSTEMS. 5 - DOWNTOWN SAN NICOLAS WILL BE A REVITALIZED, IMAGEABLE, AND VIBRANT PLACE THAT ATTRACTS BOTH RESIDENTS AND TOURISTS. The Urban Design Vision Plan for San Nicolas suggests a series of structures and projects for the city. These projects are meant to be instructional; they are intended to give an idea of possibilities for a site or key issue. These proposals do not represent a master plan, but a diagrammatic structure of different moves. Many of the projects show alternatives for achieving a desired goal through a variety of means. The structure plans are also meant to emphasize the range of possibilities for San Nicolas in different time scales.
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MOVING TOWARD IMPLEMENTATION
2. SOLIDIFY AND COMMUNICATE THE VISION REGULARLY
The ideas presented as part of the Urban Design Vision
for itself. The Valero lands will not be occupied by the
for San Nicolas are contingent upon a number of larger
refinery in perpetuity, and the government needs to be
implementation issues in the city. The ultimate goal is to
prepared for long-term shifts in the regional economy
establish as series of strategies robust enough to carry
and land use structures. The government and other key
through the visions for San Nicolas. These strategies
stakeholders need to continue to solidify their long-term
begin with the most critical issues and move on to more
goals for the region. After this vision has been structured,
detailed implementation strategies.
the community needs to be continually informed in order
San Nicolas is in the process of forming a new identity
to promote common ownership of these visions. These 1. UNDERSTAND SAN NICOLAS’ ROLE IN NATION
may happen through the use of community meetings or
BUILDING
charrettes. The ultimate goal is to ensure that the visions
San Nicolas has the opportunity to re-cast itself as a
are not forgotten, and promoting public interest is one of
new international destination. Many of the long-term
the most successful ways of achieving this.
structure plans and proposals are hinged upon nationally significant goals, including new educational institutions,
3. CREATE CAPACITY FOR PLANNING AND CITY
a cruise ship terminal, and new harbor front destination.
MANAGEMENT
New projects in San Nicolas could be a chance for Aruba
In order to ensure the continued success of any new
to brand itself with a new approach to international
projects, San Nicolas needs a local planning institution
development. This would also allow San Nicolas to
and staff. This will be essential to implementing and
develop its own unique Aruban character as destination
maintaining projects of any scale. Currently, are
separate from Oranjestad. San Nicolas needs to recognize
too few experienced planning professionals within
its potential as a world class Aruban city, and the effect
the governmental structure of Aruba, and none are
substantial development in the region would have on the
responsible for a specific city of region. The country is
nationwide scale.
in need of managing department that is accountable for continued maintenance and oversight of public realm, land use, and urban design goals. This will also help to ensure that projects are not shelved every time there is a change in governmental leadership. The entire island
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would benefit from having a department with a enough
5. DECIDE ON A POLICY FOR THE FUTURE OF THE
institutional memory to carry through long-term goals.
HISTORIC DOWNTOWN
Without a dedicated planning and management staff,
The design interventions for the short-term downtown
projects can often get lost in changes of leadership and
structure plan hinge on a number of different policy
goals.
changes in the city. The most significant of these policy changes would be the extension of retail hours to allow
4. INVOLVE THE COMMUNITY IN DECISION-MAKING
shopping opportunities for commuters returning from
PROCESSES
the north end of the island. This change is needed to
San Nicolas already has a strong ethic of community
support a diversity of retail development in the city.
involvement which should be encouraged and built from.
The laws set in place concerning retail hours have not
Many local residents participated in Renobacion Urbano
been adjusted to acknowledge contemporary eating,
II, and had a great deal of interest in visioning their
shopping, and working routines. The redevelopment
community. The government should continue to engage
of the red light district also relies on adjustments to
existing community groups, including the San Nicolas
the existing land use and zoning policies. Consolidating
Awareness Project, to further refine long-term visions
adult entertainment uses into a single corridor would
for the region. San Nicolans have a strong culture of
require a means of compelling businesses to move from
organizing, and this should be taken advantage of in the
their current locations and retrofit new buildings for
visioning process. A community that feels engaged in
adult uses. This may involve incentives, land swaps, or
the vision-making for their city will feel more inspired
compensatory settlements to encourage the moving of
to participate in the project. People know what they
businesses. A phasing strategy will also need to be put
want and desire to do whatever possible to revitalize
in place to govern the transition of uses around the
their city. An open dialogue between the community and
entertainment and red light district.
government also builds trust, which will help strengthen long-term relationships between the government and the
6. DETERMINE AN ECOLOGICAL AND LAND MANAGEMENT
residents.
STRATEGY TO PRESERVE VALUED RESOURCES Many goals of the long-term structure plan for the region hinge upon purchase, restoration, and management of large tracts of land. The enforcement of existing growth boundaries and development of a land banking strategy
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will also require a greater institutional capacity for land
need to be equipped with new or wider sidewalks to
management. There are many institutional measures for
encourage foot traffic, and the Ministry should work
land management, including land trusts, conservancies,
on assessing what roads in Aruba are wide enough to
and private-public partnerships with local developers,
accommodate bicycle lanes.
all of which may be applicable in the situation. The government could also partner with the Arikok National
8. WORK WITH THE REFINERY TO ACCOMPLISH SHORT-
Park Foundation, a non-governmental organization, to
TERM GOALS DURING OPERATION
expand their scope to oversee preservation around San
Although most of the visions for the Valero lands are
Nicolas. Aruba is relatively new to land conservation
long-term in scope, there are projects that could begin
initiatives, passing legislation to protect environmental
prior to the complete closure of the refinery. These
resources in the mid-nineties and only creating the
may include the creation of an access road through
National Park in 2000. Sites around San Nicolas could
the refinery lands to increase connectivity to the
greatly expand the reach of the current National Park
beaches and resorts. It may also involve the starting of
lands and create an international destination for eco-
bioremediation on fallow areas of the site. The “North
tourism.
40” is currently underutilized and could be strategically phased into phytoremediation or nursery uses in a
7. CLARIFY THE CITY’S CIRCULATION AND WAYFINDING
relatively short amount of time. Temporary uses, like
SYSTEMS
green industry or sustainable technologies could also
Circulation and wayfinding is a major element of every
be implemented on site temporarily, until long-term
structure plan. The entire region is in need of additional
projects are phased in. Local planning and management
road infrastructure between the downtown and various
agencies need to work with Valero to determine and
other sites within the city. Circulation goals will need
implement these short-term goals.
to be worked out with the Ministry of Infrastructure. A comprehensive plan for the long-term circulation network should be discussed prior to establishing new roads since the road network will likely influence new patterns of development in areas that are poorly accessible. The region is also in need of increased means of pedestrian and bicycle circulation. Existing streets
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9. WORK WITH KEY EDUCATIONAL PARTNERS IN
Additionally, the government and Valero should meet
INSTITUTION PLANNING
with community stakeholders, the Port Authority, and
The Urban Design Vision for San Nicolas includes two
educational institutions interested in relocating to
new educational campuses in the city. Local government
the site, to prioritize land transfers and remediation
needs to actively work with these educational partners,
projects. The Government may want to consider a form
the Gerrit Rietveld Academy and Delft University of
of public-private partnership to implement long-range
Technology, to ensure new institutions are mutually
development goals on site.
beneficial for all parties. Many young Arubans go off-island for school due to the lack of educational
11. PRIORITIZE AND IMPLEMENT NON-PATH DEPENDENT
opportunities, so these institutions may act as strategies
PROJECTS
for combating brain drain. These institutions are also
Many of the larger goals for San Nicolas require complex
key catalysts for the long-term development of the
negotiations between many stakeholders. Much of the
region. University campuses bring in necessary retail
long-term structure plan for the region hinges upon the
activity and residential demand to spur the first waves of
closure of the refinery and the availability of its land
redevelopment in downtown San Nicolas.
for development. However, there are still projects of multiple scales that can be implemented in the short-
10. UNDERSTAND THE REFINERY’S LONG-TERM ACTION
term. These include projects in the existing core of
PLAN
San Nicolas, as well as restoration efforts at Baby and
The refinery conversion will be a long and complex
Rodgers Beach, resort development, and circulation
project. It is essential that local government and
improvements between the city and its periphery. Many
community groups develop and implement a long-term
of these goals, especially those involving restoration or
plan for the site as soon as possible. If this happens,
public realm improvements, can be implemented as time
planners can take steps to implement projects as they
and budget allow. These projects can build incrementally
areas go offline, without having to wait for the total
into a robust, long-term vision. All applicable projects
closure of the site in order to begin a visioning process.
should be compiled into a series of phasing calendars,
This process will require extensive mediation between
which are flexible enough to accommodate changes in
the Aruban government and Valero. The two parties
budget, timeline, capacity, and community interest.
should work together to ascertain whether or not parts of the refinery site can be phased immediately.
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12. ACCOMPLISH WHAT SEEMS EASIEST The scale of vision for San Nicolas may seem daunting, but there are many projects that can be started in the short-term. In order to stimulate interest in larger, more complex projects, government officials should start with simple, quick, and implementable projects. Many of the public realm improvements in downtown San Nicolas, including tree planting, plaza creation, and the installation of shading structures can be completed within a short period of time, but will immediately begin the process of encourage public life in San Nicolas. The use of pilot projects can also foster interest in creating larger systems of urban design improvements. Public realm improvements and demonstration projects are highly visible, and can serve to bolster support for larger interventions. These projects allow residents to understand what form their visions are taking, furthering their potential ownership of the plans.
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CHAPTER 6
UNIVERSITY OF PENNSYLVANIA | PENNDESIGN The University of Pennsylvania is one of the oldest
The School’s Department of City and Regional Planning
universities in the United States, founded in 1740 and
(PennPlanning) was recently ranked as one of the top
located in the city of Philadelphia, Pennsylvania. In
five planning schools in the country. Within the Masters
keeping with the innovative example of the University’s
Program, students can concentrate in Urban Design,
founder Benjamin Franklin, it is a place where teaching
Community and Economic Development, Public/Private
embraces both theory and practice. The educational
Development, Land Use & Environmental Planning, or
experience at Penn is both intellectual and utilitarian;
Sustainable Transportation & Infrastructure Planning. The
education that explores not only why, but how. Penn’s
Urban Design concentration at PennPlanning is one of
School of Design is dedicated to improving the quality
the oldest and most progressive programs in the United
of life through the design and preservation of artworks,
States. The School is noteworthy for the history of its
buildings, landscapes, cities, and regions. The School’s
distinguished faculty and graduates, including: Lewis
distinctive contributions to this effort lie at the
Mumford, Ian McHarg, Louis Kahn, Herbert Gans, Robert
intersection of the disciplines of architecture, landscape
Venturi, Allan Jacobs, Edmund Bacon and Jonathan
architecture, fine arts, city and regional planning, and
Barnett. Education at PennDesign is directed under the
historic preservation. The design arts are the common
leadership of Dean Marilyn Jordan Taylor.
intellectual core of the School, but PennDesign’s work is equally rooted in knowledge from technologists, historians, and social scientists. The School creates an environment in which students are challenged to consider the wider implications of their work. Professional master’s degrees are offered in architecture (M.Arch), city planning (MCP), fine arts (MFA), historic preservation (MSHP), urban spatial analytics (MUSA) and landscape
PennDesign at the University of Pennsylvania 210 South 34th Street Philadelphia, Pennsylvania 19104-6311 USA (215) 898-3425 www.design.upenn.edu
architecture (MLA). The Ph.D. is offered in architecture and city planning. The University is consistently ranked in the top ten universities in the United States.
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CONCLUSIONS + RECOMMENDATIONS
STUDIO FACULTY + PARTICIPANTS INSTRUCTORS Prof. Michael Larice Prof. Gary Hack
STUDENTS Associate Professor of Urban Design and
Rachel Ahern
Landscape Architecture
City Planning
Adam Amrhein
City and Regional Planning
Professor of Urban Design and City
Chris Bleakley
Landscape Architecture
Ariane Burwell
City and Regional Planning
Raman Gardner
City and Regional Planning
Keyleigh Kern
Landscape Architecture / City and
Planning
ASSISTANT INSTRUCTORS Jonathan Kol Fogelson
Urban Designer - Michael Singer Studio
Ben Bryant
Planning Analyst – Group Melvin Design
TEACHING ASSISTANT Anthony Riederer
City and Regional Planning
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Regional Planning Emily Leckvarcik
City and Regional Planning
Jae Kyung Lee
City and Regional Planning
Yumi Lifer
City and Regional Planning
Anjuli Maniam
City and Regional Planning
Jillian Nameth
City and Regional Planning
Marie Park
City and Regional Planning
Michael Parkinson
City and Regional Planning
Allen Penniman
City and Regional Planning
Anthony Riederer
City and Regional Planning
Alexandra Sweet
City and Regional Planning
John Tatum
City and Regional Planning
Adam Tecza
City and Regional Planning
Karen Thompson
City and Regional Planning
Matthew Vanoosten
City and Regional Planning
Andrew Zalewski
City and Regional Planning
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Department of City & Regional Planning