Establishing Community in Vertical & Urban Spaces

Incorporating the Elements of Well-Being Through Thoughtful Housing Density

Graduate Thesis at the University of Florida

Location: Orlando, Florida

Program: Vertical Community

People are moving at an increasingly higher rate from rural to urban centers, resulting in larger cities with a high population density. Unicef predicts that by 2050, 75% of the world’s population will live in metropolitan areas, up from 54% today. The United Nations and the International Organization for Migration estimate that roughly 3 million people move to cities on a weekly basis.

As cities continue to grow, the form of low-density urban sprawl is becoming less and less of an option. Sprawl causes issues such as long commutes, vehicle dependency, habitat destruction, decreased social capital, pollution and congestion, creating a space that is not sustainable. However, much of community planning has been done in the horizontal orientation. Recently, economists, psychologists, and other scientists have been analyzing common elements of well-being throughout all countries and cultures. Five distinct factors were identified during the analysis, deemed the “universal elements of well-being” that identify a successful and enjoyable life. These elements include career, social, financial, physical, and community. Researchers note the significance of the fifth element, as many people do not realize how community wellbeing has the potential to enhance and impact our lives through diversity, culture, social programs, and the built environment.

Members of communities that do not make a conscious effort to be involved or interact with other members will have less of a sense of community, an experience that is most commonly associated with residents of large cities. Theoretically, a healthy and fulfilling lifestyle requires proficiency in these 5 categories of wellbeing. These are all elements that are taken into account when designing the standard horizontal community. If sprawl is something to be avoided, how can these 5 elements be condensed while still being addressed?

A city is meant to bring people together and with exponential urban growth, the way to design communities in urban environments is in a vertical orientation, redistributing horizontal community elements into a mixed-use structure. Making the smallest footprints, conserving land and resources, and redefining what a neighborhood can be.

Due to the influx of people moving to urban hubs, a housing crisis has become a problem in many cities as development attempts to keep up with the exponential growth. Residential spaces are needed that are dense enough to accommodate the high numbers of people that are currently arriving, will move in the future, and already live in the area.

Starting in the 70s, Orlando experienced a period of high development that led to an abundance of single-family homes in planned communities and tract housing. This created a sprawled-out city with suburbs spiraling around the downtown area and along Interstate 4. Currently, Orlando is experiencing another spike in development and has the second fastest city growth rate in the U.S. as it attracts over 1,500 new residents a week. This is an opportunity to create more density in concentrated areas such as downtown Orlando. Orlando is a quickly growing city in need of not just housing but more high-density housing, and in a region that is used to community in a horizontal orientation it must be presented in a way that still upholds those ideals.

As growth in Orlando has increased, most high-rise developments have been established east of I-4 in the downtown Central Business District. To the west of I-4 is Parramore, which lacks residential structures along I-4 in the portion of the neighborhood that is closest to downtown. The area houses facilities such as the UCF downtown campus, Bob Carr theatre, the Amway Center, Orlando City soccer stadium, the under I-4 development and family-owned businesses.

This forces the majority of low-income residents even further west in Parramore on the other side of a major highway that clearly and intentionally separates the neighborhood from downtown. In this area with minimal high-rise development when compared to downtown Orlando to the other side of I-4, it would be an ideal place for vertical residential development, providing much needed residential space in the heavily commercial area for Parramore residents while also being near downtown.

Establishing spaces addressing different occupants and functions throughout the tower provides experiences on multiple levels for tower residents and surrounding citizens. Distributing public and residential spaces aimed at elements of well-being throughout the tower creates active spaces and aims to blur the usual harsh lines between the ground or public areas and the rest of the tower. The form studies explore high density and high-rise development prioritizing terracing, green space, sunlight, grouping, and circulation.

By providing a variety of green spaces throughout the tower, different experiences are created within the tower. Green terraces and tower courtyards are within view from every facade, offering a refuge from the surrounding urban environment.

Green Space Visibility

3 key zones are identified in the tower: Residential, Public, and Community. The public portion includes the café, convenience store, pharmacy, and playground. The residential amenities include the fitness center, clubhouse, pool, day care, co-work space, computer center, event space, terraces and courtyards. Each community includes residences and shared targeted amenities such as common areas, lounges, green space, co-work spaces, and entertainment spaces.

There are varying types of Green Space throughout the structure to fit Residential, Community and public needs. Along with the standard balcony seen in residential towers, there are also select units with wraparound 5’-0” green balconies and 20’-0” terrace “backyards” providing private residential green space. Each community has shared terrace space accessed through community common areas. There are also tower-wide and public green spaces, such as courtyards and rooftop gardens.

Floor 24

Units with Terrace “Backyard”

Floor 23

Units with Inset Balcony & Terrace “Backyard”

Floor 22

Units with Inset Balcony

The terrace perspective axonometric represent a portion of communities 2 and 8 in Towers 1 and 3. These graphics show the diversity of units, ranging from studio to 4 bedrooms, as well as the varying balcony typology. Some units, such as those on floors 21-23, contain a 4’-0” inset balcony. While these residents don’t have private green space, they have quick and easy access to the shared community terrace. Wraparound 5’-0” green balconies are offered on floor 20, providing private residential green space. On floor 24, units open to a 20’-0” terrace “backyards”. These units are primarily larger, 2-4 bedroom units, allowing family focused residents to play outside with their children or pets. Circulation within the communities and tower as well as communal spaces and amenities are placed in the spines connecting the tower masses.

Shared targeted amenities are offered for each community such as green space in the form of terraces, common areas/lounges, co-work spaces, entertainment spaces, and meeting or study rooms. In these shared spaces there are opportunities to meet immediate neighbors in a structure that houses thousands of people and creates a sense of familiarity within a space.

Central Atrium through Entirety of Tower Invites light and creates “Front Yard” central space

Floor 24

Terrace Overlook

Floor 23

Community Terrace

Floor 22

CirculationConnection to Tower 2

Floor 21

Units with Inset Balcony

Floor 20

Units with Wraparound 5’ - 0”

Green Balcony

Communities 2 & 8

Floors 20-24 Tower structure Spine structure

Floor 21 Lounge

Floor 20

Entertainment Space, Co-work Space, Private Meeting Rooms

The elements of well-being are addressed programmatically as well as with their distribution throughout the tower. These elements of wellbeing can be placed throughout the tower’s public, tower-wide, and community spaces rather than confining amenities to certain areas and separating residential spaces from programmatic. Financial is addressed by providing 20% affordable housing units in the tower, establishing an inclusionary housing program. Career is supported by co-work spaces, a computer center, business/event spaces, and home office space. Community is improved through providing green spaces, a day care, community framework, and common areas throughout the tower. Physical needs are addressed by a fitness center, pool, playground, and a convenience store with pharmacy/clinic. Social spaces are created by cafes, recreation rooms/clubhouses, and entertainment spaces.

• Financial: 20% Affordable Housing Units

• Career: Co-work space, Computer Center, Business/Event space, Home Office Space

• Community: Residences, Common areas

• Physical: Fitness center, Green space, Pool, Playground, Convenience Store, Pharmacy

• Social: Cafe, Rec room/Clubhouse, Lounge, Entertainment Space Figure 05.19

Each tower provides parking for its communities. On the ground floor, Tower 3 offers public amenities such as the convenience store, pharmacy, and cafe as well as extra levels in the garage for public parking. These public amenities are placed in the southern facade on the intersection of W Church St and S Division Ave to create an active corner due to the Orlando Magic entertainment district being built on the plot east of S Division Ave and the Amway Center on the plot to the southeast. The first floor of Tower 2 contains the public leasing center as well as a fitness center and indoor courts.

Circulation within the communities as well as movement throughout the tower is confined to the two spines connecting the three towers. The elevators and stairs can be accessed by residents through the parking garages and courtyards to the north, creating a sense of privacy from the more public southern facade.

Each tower contains 3 communities, resulting in 9 communities total. There are 7 unit mixes throughout the communities, offering a different experience depending on the resident’s lifestyle and needs.

Studio, 1 bedroom, 2 bedroom, 3 bedroom and 4 bedroom units are offered, as well as loft options to provide space for home office or other ventures.

The unit mix varies from a standard residential building, with higher percentages for larger units such as the 2, 3 and 4 bedrooms to cater to families.

Throughout the 3 towers on site there are a total of 9 communities, 3 per tower.

Towers 1 and 3 are mirrored and are 42 stories tall. They contain the same communities and unit mix for communities 2/8 and 3/9, while communities 1 and 7 are slightly different. This is due to Tower 3 offering public amenities such as the convenience store, pharmacy, and cafe on the ground floor as well as containing more levels in the parking garage to provide public parking.

Tower 2 is 52 stories tall and contains a different community framework from that of Towers 1 and 3.

In order to optimize the Florida sun and climate, green spaces coincide with the sun path from the east to west. Openings in atrium spaces create well-lit communal and circulatory spaces facing the east and west within communities 3 and 9.

The idea of community from the elements of well-being is presented by establishing a community framework throughout the towers, where certain floors in each tower are grouped into communities with varying residences, unit mixes, and shared targeted amenities. Outside of the tower and public amenities, the community includes private green spaces, common areas/lounges, co-work space, and entertainment spaces. In each community, there are a variation of units ranging from studios to 4 bedrooms. With 7 unit mixes throughout the 9 communities, different experiences are offered depending on the residents lifestyle and needs. By redistributing the same elements of community that people value in suburban areas and their well-being, the communities and tower aim to be diverse experientially, programmatically, and residentially.