Mount Homer Crossings
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Mount Homer Crossings A University of Florida CityLab - Orlando Academic Study
University of Florida School of Architecture CityLab - Orlando August 2014 - Orlando, Florida
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“Planning is public action generating widespread and sustained private market reaction.�
- Alexander Garvin
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[ Publication Credits ]
[ Editors / Book Design ] Deron Edge Andres Mogollon Lucas Najle [ TOD Proposal Design ] Deron Edge Nathaniel Ferrer Lucas Najle [ Research ] Michael Petrucz Wayne Shand David Solano [ Professor ] Dr. Frank Bosworth
[ CityLab Orlando ] [ 2014 ] 6
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Table of Contents
Introduction Part 1 - Overview of Area Part 2 - Site & Existing Conditions Part 3 - Mt Homer Crossings Part 4 - Narrative Vignettes Conclusion Appendix 1 Appendix 2
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Jacksonville
Project Site Orlando
1 HR
Tampa 2 HR
Miami 5 HR
0
10
20 40
80
120
Miles 160
Part 1 - Overview of Area
Centrally located in the state of Florida, The tri-city area of Eustis, Tavares and Mount Dora. The area is ideally an hour away from Orlando, 2 hours away from Tampa, 2 hours from Jacksonville and 5 hours from Miami by car.
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0 12
5
10
20
30
Miles 40
Proposed Site of Mt Homer Crossings
Figure 1 - Downtown Orlando at night
Orlando is an international city that serves as an economic, cultural, and education center for the region. As a result of the regional impact the region is actively expanding the available transportation systems to meet the needs of an expanding economy
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The City of Eustis, Florida was established in 1883 in the heart of Lake County. A friendly hometown covering approximately 11.4 square miles, a community for families, and a destination for arts and culture – reflecting its motto of Culture, Opportunity, and Vitality. Eustis has a thriving downtown, a beautiful waterfront, and quality neighborhoods. It is an ideal home for small businesses.
Figure 2 - View of Heron Sculpture looking West towards Lake Eustis
The City of Eustis
Figure 3 - View of Downown Eustis. 15
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The City of Tavares, was founded and incoorporated in 1880 by Alexander H. St. Clair-Abrams who chartered a railroad from Tavares to Orlando. Tavares is located in Lake County and currently has an estimated population of 13,746 residents in 7.1 square miles. Tavares is surrounded by large lakes: Lake Dora, Lake Eustis, and Lake Harris; and is well known by seaplane entusiasts claiming the tile of “America’s Seaplane City”. Local attactions include the Orange Blossom Cannonball Train, seaplane rides, boat tours, a seaplane themed children’s splash park. Figure 4 - View of Mural in Downtown Tavares.
The City of Tavares 17
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The City of Mount Dora, was established in 1874 on the shore of Lake Dora. Early in its history it was a popular winter retreat. It is a lively community with a population of approximately 12,246. The town is a tourist hotspot because of its historic downtown that offers dining, shopping, lodging and entertainment. It is the home of the Lakeside Inn founded in 1883, the oldest continuously operating hotel in Florida. The town also holds several popular anual events including the Mount Dora Art Festival and is with in close proximity to such amenties as the Renniger Flea Market and the Palm Island Park, popular for bird watching.
Figure 5 - The Mount Dora Art Festival has 250,000 vistors each year.
Figure 6 - The Historic Lakeside Inn
The City of Mount Dora 19
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Part 2 - Site & Exisiting Conditions
Local and regional existing conditions inform and guide solutions for development. Identifying current and anticipating future strengths, weaknesses, and opportunities formed the underpinnings for Mt Homer Crossings, a T.O.D. that has the potential to reshape the region through economic development as well as the daily activities of the people who utilize the project.
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Lake County has recently invested over $19 million for upgrades to the Central Florida Railroad between Orlando and Umatilla. Previously only used as a freighter line, its tracks have been upgraded to a continous welded rail (CWR) system suitable for future passenger rail development.
Figure 7 - Looking south from Eustis toward Mt Homer Crossings
Public Investment 23
1 hr 30 min 15 min
Overview of project site and surrounding areas 24
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5
10
20
30
Miles 40
Successful Neighbors
Figure 8 - The Sun Rail Commuter line Mt. Homers Crossing is with in an hour of Orlando which is currently upgrading their publix transit system through the development of the SunRail commuter rail and the Lynx bus system. These systems have enjoyed increasing ridership and demonstrates the regions demand for public transit. Figure 9 - The Lynx Bus headquarters 25
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Large Employment Center
Waterman Hospital, a 24/7 facility is one of the largest employers in the area with well over 1000 people working the day and evening shifts. The employee base also has a significant percentage of commuters coming in from Orlando everyday. The hospital not only services the local community but also deals with the greater regional healthcare needs.
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Potential for Private Development
The site as it sits today is mostly undeveloped and is conveniently located adjacent to the Waterman Hospital and the 441 corridor. With the newly renovated track bisecting the proposed site, this presents a unique oppurtunity for private investors to leverage Lake County’s recent commuter rail upgrades to potentially pursue a transit hub and mutually supportive development.
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Tavares
Eustis
Eustis 0.2% Other
0.2%
Worked At Home 10.6% 10.6% Walked
Heavy Road Congestion 80.5%
Mount Dora Other
Tavares
0.5% Other
Other 0.2%
Worked At Home Worked At Home Walked
Tavares
Worked At Home Wor
Worked At Home
11.3% Walked
9.3% Walked
Othe
Other
0.2% 9.3%
Walk
Walked
Public Transportation
Public Transportation Public Transportation
Public Transportation
Pub Public Transportation
85.5% Car,Truck85.5% or Van - Carpooled
82.7% Car,Truck or Van - Carpooled Car,Truck or Van - Carpooled
Car,Truck or80.5% Van - Carpooled 80.5%
Car,T Car,Truck or Van - Carp
Car,Truck or Van - Drove Alone
Car,Truck or Van - Drove Alone Car,Truck or Van - Drove Alone
Car,Truck or Van - Drove Alone
Car,T Car,Truck or Van - Drov
Commuting to Work Commuting to Work
avares
Eustis 100
80
60
40
20
0
Eustis
100
Mount Dora 100
Other
Other
Other
80 Worked At Home
80 At Home Worked At Home Worked
Walked
Walked
Public Transportation
Public Transportation Public Transportation
60
40
60
Walked
40
Tavares
Tavares
100
100
80
Other
80 At Home Worked
Worked At Home Work
Walked
Walked
Public Transportation
Publ Public Transportation
60
60
40
40
Othe
Other
Walk
Car,Truck or Van - Carpooled
Car,Truck or Van - Carpooled Car,Truck or Van - Carpooled
Car,Truck or Van - Carpooled
Car,T Car,Truck or Van - Carpo
20 Car,Truck or Van - Drove Alone
Car,Truck or Van - Drove Alone 20 20 Car,Truck or Van - Drove Alone
20 or Van - Drove Alone Car,Truck
Car,T Car,Truck or Van - Drove
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0
With the population of central Florida increasing every year, the existing road infrastructure is rapidly becoming overwhelmed with the additional demand. Taking advantage of an existng railroad has the potential to alleviateCall-Outs the added Text/Background Eustis Mount Dora Text/Background Call-Outs stress put on the roads by the increasing population.
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0
Tavares Tavares Eustis
EustisMount
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Households
Housing Renter-Occupied Owner-Occupied 32.4%
Non-Family Households
67.7%
Renter-Occupied Housing Units
Family Households
Owner-Occupied Housing Units
Disconnected Cities
Tavares
36.3%
Renter-Occupied
22.6%
Owner-Occupied
a
63.7%
seholds
21.1%
67.4%
78.9%
Renter-Occupied
Renter-Occupied
Owner-Occupied
Owner-Occupied
0
10
20
30
40
50
60
70
Tavares
Mount Dora
Eustis 44.4% 55.6%
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0
10
20
30
40
50
60
70
80
Mount Dora
Renter-Occupied
Renter-Occupied
Owner-Occupied
Owner-Occupied
Housing
0
10
20
30
40
50
60
Non-Family Households Family Households
Renter-Occupied Housing Units Owner-Occupied Housing Units
Eustis Tavares
Mount Dora
r-Occupied
Renter-Occupied
Renter-Occupied
er-Occupied
Owner-Occupied
Owner-Occupied
ora
Housing
Eustis
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0
10
20
30
10 40
50
60
20
70
80
30
40
50
0
60 10
20
70 30
40
50
80 60
Currently the cities of Eustis, Tavares and Mount Dora are disconnected. Isolated from their neighbors they have few oppurtunities to share resources and take advantage of the employment centers in each city. With a growing Tavares population shrinking the gaps there is the potential for the tri-city area to meld into a larger entity Other with a population greater than that Otherof Apopka. 0.2% Commuting toHome Work Worked At Home Worked At 9.3%
Walked
Walked
Eustis
Public Transportation
0
0
10
20
1030
2050
40
30
60
70
80 40
50
60
Tavares
Renter-Occupied
Renter-Occupied
Owner-Occupied
Owner-Occupied
70
80
0
10
20
30
40
50
60
70
80
Tavares Mount Dora
0.2%
0.5%
Other Other Worked At Home
11.3%
9.3%
Walked Public Transportation
Worked At Home Walked
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Tavares
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Part 3 - Mt Homer Crossings
The Mount Homer Crossings Transit Oriented Development (TOD) located in Tavares, Florida (Lake County) will be a new hub for the tri-city region of Tavares, Eustis and Mount Dora that will run alongside the expanded Orange Blossom Express rail line. The new development will address the need for expanded transportation, employment opportunities and new housing between this region as well as surrounding communities.
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Mt Homer Central Station
The central multi-modal transit hub sees visitors all throughout the week and weekend. Carrying commuters from Umatilla in the North to Orlando in the south the proposed station has the potential to field visitors from all of central Florida.
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Green Corridor
Running parrallel with Mt Homer road and the commuter railroad this system of parks and green spaces ties into the greater walking and biking trail system of the region and offers an easily accessible leisurely space for everyone.
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Tertiary Road of the Central Business District
A tertiary side street with residential blocks and mixed use blocks with commercial shopping at ground level and residential from the second floor up.
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Residential Neighborhoods
With potential for a dense and diverse local neighborhood the residential blocks look to create a sense belonging and pride for your local street and block. Within walking distance of Mt Homers amenities and Central Station the residents are never far from any of the offerings of central Florida.
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Central Business District
The central business district runs along the main street that bisects the development. Offering shopping, cultural and entertainment venues for locals and tourists alike this area can become the most active and lively part of the development.
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Part 4 - Narrative Vignettes
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Green Corridor
Train Station
Business District
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Green Corridor
Weekend
Weekday
The Mount Homer Crossings Green Corridor is a network of public green spaces wich weaves throughout the development. Key features of the Green Corridor include open park spaces, green walkways, open air courtyards and plazas, as well as a network of pedestrian friendly bike trails which connect to the surrounding communities.
Teen User Weekend
Weekday
Sport Enthusiast
Leisure User
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Teen Users Origin - Tri-City Area 52
Teen User 1 - Bike Trails 2 - Community Center 3 - Movie Theatre
441 Pedestrian Bridge Spanning over SR441 allows the community to easily access Mt Homer Crossings and connects them to the many transportation networks found within.
Bike Trails
Comminity Center
Movie Theatre 53
Leisure User Origin - Mt Homer Crossings 54
0 0.375 0.75
1.5
2.25
Miles 3
Leisure User 1 - Sea Plane Tour 2 - Pisces Rising 3 - Sunset on the Pier
Orange Blossom Cannonball The Orange Blossom Cannonball is a historic train that was built in the year 1907. Now this train is a tourist attraction running between Tavares and Mount Dora.
Sea Plane Tour
Pisces Rising
Sunset on the Pier 55
Sport Enthusiast Origin - Downtown Orlando 56
0 0.375 0.75
1.5
2.25
Miles 3
Sport Enthusiast 1 - Sunrail 2 - Train 3 - Mt Homer Fitness Trail
Mt Homer Fitness Trail Linking the Tri-City region via a network of green pedestrian friendly bike trails allows for the community to safely excersice and provides another alternate secondary transportation network.
Sunrail
Train
Mt Homer Fitness Loop 57
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Weekend
Weekday
Central Train Station This is the connecting hub for all of the public transportation Weekday networks within Mt Homer Crossings. Here people will move between traveling via train, bus, shuttle, tram and the pedestrain friendly bike paths. The Central Train station is a hot spot for activity and is home to some of Mt Homer Crossings most active cafe’s, restaurants, and retail locations.
Weekend
Hospital Employee
Boat Enthusiast
Outgoing Resident
Weekend Weekday
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0 0.375 0.75
Hospital Employee Origin - Greater Orlando Area 60
1.5
2.25
Hospital Employee 1 - Train 2 - Hospital Tram 3 - Work at Hospital
Hospital Tram A dedicated tram connects the hospital to the train station, making it possible for employees, patients and visitors to have convenient access to the medical campus.
Train
Hospital Tram
Work at Hospital 61
Boat Enthusiast Origin - Inter-Coastal Waters 62
0 0.375 0.75
1.5
2.25
Boat Enthusiast 1 - Boat 2 - Shuttle 3 - Train
Mount Homer Pier The connection between land and the water allows for convenient oportunities for the residents who live near the water, and provides a springing point for those who wish to explore the intercoastal waterways.
Boat
Shuttle
Train 63
0 0.375 0.75
Outgoing Resident Origin - Mt Homer Crossings 64
1.5
2.25
Outgoing Resident 1 - Train 2 - Sunrail 3 - Orlando International Airport Weekend Weekday
Connecting to the Airport By linking residents to the Sunrail trains, they are able to make it all the way to the Orlando International Airport solely by means of public transportation.
Train
Sunrail
Orlando International Airport 65
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Business District The Mount Homer Crossings Transit Oriented Development (TOD) located in Tavares, Florida (Lake County) will be a new hub for the tri-city region of Tavares, Eustis and Mount Dora that will run alongside the expanded Orange Blossom Express rail line. The new development will address the need for expanded transportation, employment opportunities and new housing between this region as well as surrounding communities.
Weekday
Family
Senior User
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Family Origin - Apopka 68
0 0.375 0.75
1.5
2.25
M 3
Family 1 - Train 2 - Shopping/Food 3 - Relax in the Park
Weekday
Mount Homer Green Ribbon Public Parks along the pedestrian friendly bike trails create areas for the community to unwind and enjoy being surrounded by the natural environment
Train
Shopping/Food
Relax in the Park 69
Senior User Origin - Lake Frances Estates 70
Senior User 1 - Home 2 - Shuttle 3 - Eustis State Theatre
Eustis State Theatre The Historic Eustis State Theatre is home to many local plays and continues to be a favorite attraction for the surrounding community.
Home
Shuttle
Eustis State Theatre 71
Weekend
Weekday
Weekday
Special Events Origin - Multiple 72
0 0.375 0.75
1.5
2.25
Miles 3
Special Events 1 - Train 2 - Secondary Systems 3 - Festival/Market/Show
Local Events Mt Homer Crossings is located very closely to several Special Events which occur year round. Typical events include: car meets, live bands, antique boat shows, Mount Dora Art Festival, cyclist training events, flea markets, and the Lake County Farmer’s Market.
Train
Secondary Systems
Festival/Market/Show 73
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Part 5 - Apendix of Concepts
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[ Transit Oriented Development (TOD) ]
Is compact, mixed-use development near transit facilities that promotes sustainable communities by providing people of all ages and incomes with improved access to transportation and housing choices, reduced transportation costs that reduce the negative impacts of automobile travel on the environment and the economy.
[ Benefits of Transit Oriented Development ]
• Reduced household driving and thus lowered regional congestion, air pollution and greenhouse gas emissions • Walkable communities that accommodate more healthy and active lifestyles • Increased transit ridership and fare revenue • Potential for added value created through increased and/ or sustained property values where transit investments have occurred • Improved access to jobs and economic opportunity for low-income people and working families • Expanded mobility choices that reduce dependence on the automobile, reduce transportation costs and free up household income for other purposes an important part of the TOD equation.
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[ To have a successful TOD, the following must exist ]
1. 2. 3. 4.
Connect dense employment centers Regional collaboration Proactive planning and public policies to encourage TOD Public-private partnerships for joint development
Regional collaboration “Although we often focus on individual cities (largely because of political boundaries), it is the metro area that really matters. Economies function at the regional level. Labor markets and housing markets function at the level of the metro area, not the individual cities. Transit systems work at the regional level.� (Karras 2014)
Proactive planning and public policies to encourage TOD The Institute for Transportation and Development Policy (ITDP) issued a report in late 2013 that analyzed 21 North American transit corridors to determine what makes TOD happen. The report considered three major factors for TOD success: government intervention, land potential, and transit quality.
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Connect dense employment centers “Real estate development is more likely to occur in station areas that are within close proximity to major employment centers. Therefore, if transit is planned in a way that makes strong connections to significant employment centers, it can also promote residential TOD in places on the transit corridor where commercial uses are less likely to locate. Understanding this relationship between employment centers and residential TOD is an important part of the TOD equation.� (Belzer 2011)
Public-private partnerships for joint development Public-private partnerships have received an increasing amount of attention over the last decade or two in the realms of economic development and urban planning. TOD is one of the best examples of the importance of partnerships between government and the private sector. The essence of TOD is to make a public investment in a new transit line that leverages a much greater amount of corresponding private sector investment along that transit line.
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[ Examples of Successful Transit Oriented Developments ]
NoMa, Washington, D.C. New transit station was built in 2004 on the existing Metro Red Line in the NoMa (North of Massachusetts Avenue) neighborhood at a cost of $110 million. Rachel MacCleery and Andy Stone at the Urban Land Institute, state that the NoMa station alone has sparked $3 billion in new development. The assessed valuation of the 35-block area increased from $535 million in 2001 to $2.3 billion in 2007, and the area now generates about $60 million in city taxes annually. The assessed value of One NoMa Station has jumped from $45 million in 2004 to about $250 million currently. According to a 2004 research report from the Transportation Research Board, “No place in the United States has witnessed more high-rise, mixed-use development along a rail corridor over the past three decades than Arlington County, Virginia.” (Cervero 2004)
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Denver, Colorado / Denver Union Station & FasTracks FasTracks is RTD’s 12-year comprehensive plan to build and operate high-speed rail lines and expand and improve bus service and park-n-Rides throughout the region. FasTracks includes:* 119 miles of new light rail and commuter rail* 18 miles of bus rapid transit service* 21,000 new parking spaces at rail and bus stations* Expanded bus service in all areas FasTracks provides many ways to ride a bus or train.* Drive to a park-n-Ride and get on a bus or train* Take a bus to a rail station* Walk to a bus or rail station* Ride your bike to transit stations and store your bike in lockers and racks or take it with you on buses and trains The Denver region is in the midst of an unprecedented transit system expansion known as FasTracks, which will cost a total of about $6.5 billion. According to a May 2013 article from Architect Magazine, a total of 18,000 new residential units have been built within half a mile of transit stations since the start of the program, including several thousand new downtown units. Denver’s population density declined from 1950 until 1990, going from 4,741 residents/square mile to 3,309. However, the city’s development patterns shifted in the mid-1990s and population density has risen by nearly 25% up to about 4,000 people/square mile, thanks in large part to region’s transit investments and success in TOD. 80
Cleveland, Ohio / HealthLine BRT First, it proves that you don’t need a booming regional economy for TOD to work. The Cleveland metro area is one of the few regions in the U.S. with a declining population. The region lost 85,000 residents between 2000 and 2012. And the City of Cleveland itself has lost residents each decade since 1950, though it appears that the decline has slowed down to a trickle since 2010. Second, the Cleveland TOD example is not even based on a new rail line. The Health Line corridor is a Bus Rapid Transit (BRT) line. This proves that if you build a highquality BRT line, you can achieve the same level of success as a similar light rail line. The Cleveland HealthLine BRT project was completed in 2008 along Euclid Avenue. In less than 6 years since opening, this corridor has seen an incredible $5.8 billion in new development, thanks in large part to the BRT line. Given the HealthLine’s $200 million total cost, this is by far the biggest dollar-for-dollar impact from a BRT line in the U.S. The HealthLine project is also significant because it gives a new hope for the dozens of cities that are currently implementing or planning BRT systems that they can create TOD without having to rely only on rail investments.
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[ Critical Elements for Urban Development Success ]
The following outline the critical elements for success for an urban development according to Alexander Garvin • • • • • •
Market Location Design Financing Entrepreneurship Time
[ Market ]
A specific population’s desire for something and its ability and willingness to pay for it in the face of available alternatives “The only way to ensure that Market Demand will spill over into the surrounding area is not to satisfy the market within the project. Then there will be a reason for people to go elsewhere” (Garvin 2002)
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Benefits for Eustis, Tavares and Mount Dora: • Transit Hub for the local and widespread community • Promotes Diversity through increased volume of people • Increase amount of spending dollars • High Density Housing • Additional 14,000 Residents • Job opportunities • Reliable Public Transportation • Less Reliance on the automobile
[ Location ]
“Location consists of two elements: a site’s inherent characteristics and its proximity and linkage to other locations. Proximity involves both time and space. The temporal dimension is shaped by technology and can be understood in terms of available means of conveyance. The spatial dimension of proximity involves interdependence with neighboring areas.” (Garvin 2002)
[ Design ]
“Design is the physical manifestation of any prescription and therefore is integral to its success or failure from the time of inception.” Some of the more important and enduring aspects of design “include the arrangement of project components, the relative size of those components, and their character and landscaping.” (Garvin 2002)
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[ Financing ]
• The train station alone will not pay for itself. Mean Income Per household = $56,400 $56,400 x 14,000 New Residents = $902.4M 14,000 people / 2.5 people per unit = 5,600 units Rental income = $1.265M/Month Home Owner Income = $5.7M/Month • Revenue will come from the continual and widespread market reaction which will occur as a result of this public action. • Government assistance • Regulation • Incentives
[ Regulation ]
• • • • •
High Density 50 units per acre goal Focus on public transportation De-Emphasis on automobile Minimum DOT Standards for roads as Maximum allowable. • Large Pedestrian Ways • 16’-20’ standard with landscaping • Slows traffic and promotes a healthy pedestrian environment
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[ Entrepreneurship ]
• • • • • • •
City of Eustis, Mount Dora, & Tavares Local business owners Home owners Developers Private Investors Orange Blossom Express Lake Express bus system
[ Time ]
• High diversity allows for continuous activity throughout the week. Local Businesses Residences Shopping Florida Hospital • Week Days specific: Offices • Week Ends specific: Recreational Activities
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In Closing Seazing the oportunity presented by the rail improvements, the proposed TOD creates a continual and widespread market reaction in Eustis, Tavares, and Mount Dora with benefits including but not limited to: • Increased Density and Diversity • Additional business revenue • Tax Revenue • Promotes spending habits • Augmented Property and Land Values • Increased pedestrian traffic • De-Emphasis on automobile reliance • Reduced traffic congestion • Establishment of Public Transportation Networks • New Job Opportunities 87
Figures Figure 1 - Downtown Orlando at night 13 Figure 2 - View of Heron Sculpture looking West towards Lake Eustis Figure 3 - View of Downtown Eustis. 15 Figure 4 - View of Mural in Downtown Tavares. 17 Figure 5 - The Mount Dora Art Festival has 250,000 vistiors each year. Figure 6 - The Historic Lakeside Inn 19 Figure 7 - Looking south from Eustis toward Mt Homer Crossings Figure 8 - The Sun Rail Commuter line 25 Figure 9 - The Lynx Bus headquarters 25
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References
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Transit oriented development - consolidated planning - CPD - HUD. in U.S. Department of Housing and Urban Development [database online]. 2013 [cited 8/4 2014]. Available from http://www.hud.gov/offices/cpd/about/conplan/tod.cfm. BIG - the wave. St. petersburg pier international design competition. in City of St. Petersburg, FL [database online]. [cited 8/4 2014]. Available from http://www.stpete.org/pierdesign/ docs/BIG.pdf. Cycling promotion fund. in Cycling Promotion Fund [database online]. [cited 8/4 2014]. Available from http://www.bikeoz.com.au/index.php/cycling-promotion-fund. Eustis florida online. in Eustis, FL [database online]. [cited 8/4 2014]. Available from http:// www.eustis.org/. Lake county, FL government home. in Lake County BCC [database online]. [cited 8/4 2014]. Available from http://www.lakecountyfl.gov/. Lake-sumter metropolitan planning organization. in Lake-Sumter MPO [database online]. [cited 8/4 2014]. Available from http://www.lakesumtermpo.com/. LakeXpress - lake county’s fixed-route public transportation service. in Lake County [database online]. [cited 8/4 2014]. Available from http://www.ridelakexpress.com/. Mount dora, FL - official website. in Mount Dora, FL [database online]. [cited 8/4 2014]. Available from http://ci.mount-dora.fl.us/. Orange county gov FL. in Orange County Government, FL [database online]. [cited 8/4 2014]. Available from http://www.orangecountyfl.net/. Pinsly railroad company. in Florida Central Railroad [database online]. [cited 8/4 2014]. Available from http://www.pinsly.com/companies/fcen/.
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Renninger’s promotions. in Renninger’s Promotions [database online]. [cited 8/4 2014]. Available from http://www.renningers.net/. Tavares, FL - official website. in Tavares, FL [database online]. [cited 8/4 2014]. Available from http://www.tavares.org/. What is TOD? - reconnecting america. in Reconnecting America [database online]. [cited 8/4 2014]. Available from http://reconnectingamerica.org/what-we-do/what-is-tod/. Belzer, Dena, Sujata Srivastava, Jeff Wood, and Ellen Greenberg. 2011. Transit-oriented development and employment. Federal Transit Administration, FTA CA-26-1007-03. Gallagher, Leigh (Journalist) author. 2013. The end of the suburbs : Where the american dream is moving. New York, New York: Portfolio/Penguin. Garvin, Alexander. 2002. The american city: What works, what doesn’t. 2nd ed. New York: McGraw-Hill, http://www.loc.gov/catdir/description/mh024/2002026345.html; http://www. loc.gov/catdir/toc/mh023/2002026345.html. Gindroz, Ray, Karen Levine, Karen Levine, and Design Associates Urban. 2003. The urban design handbook : Techniques and working methods. 1st ed. ed. New York: Norton. Jacobs, Jane. 1993. The death and life of great american cities. Modern Library ed. ed. New York: Modern Library. Karras, John. How your city can succeed in transit oriented development. 2014 [cited 8/4 2014]. Available from http://urbanscale.com/blog/how-your-city-can-succeed-in-transitoriented-development/. Lynch, Kevin. 1960. The image of the city. Cambridge Mass: Technology Press. Mayne, Thom, Stan Allen, Thom Mayne, and Morphosis Architects. 2011. Combinatory urbanism : The complex behavior of collective form. Culver City, CA: Stray Dog Caf. 91
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