PAGE 1 Jack W. Wensell Department of Landscape Architecture PAGE 3 McIntosh, FL: A Study On the Preservation of Genius Loci Ja ck W. Wensell Senior Capstone Project Spring 2006 Department of Landscape Architecture University of Florida PAGE 5 Acknowledgements I would like to thank: -Joyce Putnam, for the constant motivation and support along the way, especially the big kick to get started with it all. You have always been there for me, in good times and bad. -David and Cheryl Roach, for the faith that you have carried in me, as well as your major -Wayne Wensell, for turning me on to the great outdoors and nuturing my love of plants. -University of Florida Landscape Architecture Professor Terry Schnadelbach, for the incredible semester in Paris, not to mention all the great memories I will have forever. -University of Florida Landscape Architecture Professor Gary Purdum, for the wealth of computer knowledge and the excellent guidance that you have provided through this massive undertaking of a project. You possess a keen ability to help organize a creative mind. not have done any of this without you by my side. Best wishes to all, Jack Wensell PAGE 7 McIntosh, Fl: A Study On The Preservation Of Genius Loci Table Of Contents Project Introduction .................................... 9 Abstract: ......................................................................... 1 0 Project Description ......................................................... 1 1 Project Location ............................................................. 1 2 Town Description ........................................................... 1 3 Project Goals ................................................................. 1 4 Town History .............................................. 1 7 History Of McIntosh ...................................................... 1 8 User Analysis .............................................. 2 3 User Analysis ................................................................. 2 4 Natural Syste m Analysis ............................ 2 7 Generalized Soils .......................................................... 2 8 Tree Canopy .................................................................. 2 9 Wildlife Diversity .......................................................... 3 0 Hydrology ...................................................................... 3 1 Natural Systems Composite ........................................... 3 3 Natural Systems Synthesis ............................................. 3 4 Built Form Analysis ................................... 3 7 Built Form Introduction ................................................. 3 8 Regional Roa d Networks & Building Footprints .......... 3 9 Local Building Footprints & Streets .............................. 4 0 Existing Land-Uses ....................................................... 4 1 Surrounding Land-Uses ................................................. 4 1 McIntosh’s Land-Use Plan ............................................. 4 2 Town Gateways/ Entries ................................................ 4 3 Urban Transects ............................................................. 4 7 Housing Density ............................................................. 5 2 Civic Identity Elements .................................................. 5 3 Open Space Inventory .................................................... 5 4 Kevin Lynch Theory on Legibility ................................. 5 5 Built Form Synthesis ...................................................... 7 2 Rails-To-Trail s Case Study ........................ 7 5 Pinellas Trai l , Pinellas County, Florida .......................... 7 7 Steam Boat Trace Trail, Lincoln, Nebraska ................... 7 8 Galloping Goose Trai l Telluride, Colorado .................... 7 9 Conclusions ............................................................................. 8 0 Community Maste r Planning ................... 8 3 Conceptual Master Plan 1 Analysis: .............................. 8 4 Conceptual Master Plan 2 Analysis: .................................. 8 8 Conceptual Master Plan 3 Analysis: .............................. 9 2 Developable Lands ......................................................... 9 7 Final Master Plan: .......................................................... 9 8 Before Master Plan ...................................................... 10 0 After Master Plan ......................................................... 10 1 Design Development ............................... 10 3 US HWY 441 ............................................................... 10 4 ........................................... 10 9 Conservation Subdivision ............................................ 12 0 Rail-to-Trails Proposal ................................................. 12 6 Conclusion ................................................................... 12 7 Bibliography ................................................................ 129 PAGE 9 “Preservation is not to arrest time but to mediate sensitively with the forces of change. It is to understand the present as a product of the past J.W. Lawerence 1 Project Introduction Some residents of the town of McIntosh enjoying the ‘Old Florida’ way of life. *Above photo and all other photos and graphics herein are produced by the author, unless expressly noted otherwise. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 10 10 Abstract: McIntosh is a small, historic town in North Central Florida with a population of less than 500 residents. The town is currently faced with development pressure from an exploding moratorium in order to review its’ existing comprehensive plan and codes. By doing so, the residents hope to make wise planning decisions that will ensure the current town functions and quality of life are preserved. revenue to facilitate such proper planning procedures for future development. The purpose of this senior project is to assist the town of McIntosh, Fl.... in preserving its’ existing functions attempts to address the need for growth, while preserving the sense of place or ‘Genus Loci’, of the town of McIntosh, Florida. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 11 Project Description This project is a case study on small town growth. It will highlight the preservation of town character, while planning for future development. The Florida and focuses on understanding the summarized into a set of design guidelines. The existing land-use patterns of the town were researched and diagrammed in order to help illustrate the current land-use patterns. With emphasis on securing the original patterns of land-use and also protecting the natural lands, three conceptual town master plans propose current land-use pattern. of detailed conceptual plans, sections and character sketches were produced. These explore civic relocation, a new Hwy 441/ ‘Main Street’, residential growth, green ways and open space, Orange Lake restoration and redevelopment and a new school/ educational facility. Through this process, a future vision is created for the town of McIntosh and its residents. 11 North entry sign into the town seen from US Hwy 441 Chapter 1 Project Introduction PAGE 12 Project Location McIntosh is located along US Hwy 441 in the Northern end of Marion County, which is located in North Central Florida. Nearest cities to McIntosh include: •Reddick, FL (5.6 miles ) •Micanopy, FL (5.8 miles ) •Hawthorne, FL (13.5 miles ) •East Williston, FL (14.3 miles ) •Williston, FL (16.1 miles ) •Gainesville, FL (16.9 miles ) •Ocala, FL (19.1 miles ) •Archer, FL (21.3 miles ) Nearest city with pop. 200,000+: •Jacksonville, FL (71.4 miles) 12 McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 13 13 and the population of McIntosh town is eagerly hoping to attract newcomers from outside the community to relocate to the area and help revitalize the aging town. The median income of McIntosh’s residents is $36,000, which is much higher residents at $28,000 annually. The average higher than Gainesville’s at $86,300. The unemployment level in McIntosh is quite Town Description McIntosh, Florida is a small town relatively speaking. The town area is less than one square mile historical district. The town has deep roots in the agrarian culture, as seen in amongst fresh water anglers for years. During the 1990’s the town experienced a 10% growth in its’ population. However, with the median low at 4.7%. Yet, most of the town’s employed residents commute to work in Gainesville, with an average commute time of thirty minutes one-way. This illustrates the recent trend of people moving to smaller, McIntosh’s residents are currently faced with the challenge of redeveloping the town to take advantage of this trend, while also maintaining the town’s character and charm. Chapter 1 Project Introduction PAGE 14 Project Goals •Provide a vision and framework for future growth within the town of McIntosh, Florida. •Preserve and enhance the existing elements that provide McIntosh with its ‘Genus Loci’. •Protect the natural resources of McIntosh and the surrounding lands. •Capture the uniqueness of McIntosh in a conceptual Master Plan that enhances its’ historical sense of place. •Propose changes to US Hwy 441 that improve the safety of the town’s pedestrians, while calming •Put lands that are environmentally sensitive into conservation to protect for future generations. •Provide new recreational opportunities for the residents of the town that will also attract users •Understand the existing town functions and land-use patterns that aid in the design development process. community of McIntosh desire for their town’s future. 14 McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 17 McIntosh’s Victorian Era residences and environment remain intact. They epitomize the ambiance of ‘Old Florida’. The town has truly been blessed through the years, with residents who have treasured and protected its wonderful heritage. -Excerpt from the McIntosh Seedling Garden Club brochure 2 Town History The ‘Old Swimming Hole’ of McIntosh (1897) Photo property of the McIntosh Seedling Garden Club McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 18 18 History Of McIntosh The town of McIntosh has deep roots in the agrarian culture settlements and carried through the 1980’s. The town got its start when Colonel John H. McIntosh, the town’s namesake, secured a large plot of land on Orange Lake in the early 1800s. The area was said with a majority of the trees having production. During the Second Seminole War that took place from 1835-1840, the original town was destroyed. Then in 1849, the land McIntosh had acquired ended up on the auction vegetation and most of the land already cleared, the area was prime for development. Nehmiah Brush purchased the lots and 10-acre parcels for citrus farming. The original plat map, dated April 20, 1885 and shown at right, denotes the lot layout with the citrus parcels to the west. This map also illustrates the fact that the town was originally a planned community, that as of Brushes’ Planned Community McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 19 19 today, has never developed past its original platting. With high hopes of the railroad soon coming through Brushes Planned were they could easily link up with a rail line. After many disputes over cost and made its way through town, much to the delight of the land owners and residents. transportation interests, a local land rich family named Van Ness struck a deal with the railroad company to have a depot followed through with their promise of a rail depot, which was completed in 1883. with the Spaniards giving orange seeds to the Natives upon their arrival in the 1600s. The wild orange trees in the area were so thick and numerous that in the process of trees were removed to set up large groves within McIntosh, Micanopy and many other towns in the surrounding region. The citrus farming went strong for a This map was published in 1882 by G.W. & C.B. Colton Company. The solid red line denotes the completed rail line at the time. McIntosh is not yet on the map, but the area that would later become the town is noted with the red arrow. Map Credit: The Library of Congress, Geography and Map division. In 1888 the Florida Southern Railway Co. published this map. The railroad depot was built by the company in 1883, while the town plat was completed in 1885. McIn by the red arrow. Map Credit: The Special Collections Department, University of South Florida. Digitization provided by the USF Libraries Center. Chapter 2 Town History PAGE 20 20 far away as Kentucky. “Picking oranges is like picking gold nuggets,” reads a quote out of a historical McIntosh The town was now rich with a successful citrus industry and a railroad that facilitated exporting the local goods with ease. Also with the advent of rail travel to the area, people started vacationing within the region for the hunting opportunities surroundings. the town was very prosperous, having of the community met. McIntosh had residents alike including a doctor, Western Union, school, drugstore, ice house, hotel, grocery store, hardware store and numerous recreational opportunities. Unfortunately, all of this prosperity was stopped dead in its tracks with the great freeze of 1895. Many families lost everything, as mature citrus trees froze and died in the cold. Some residents stayed and replanted, while with limited success. A majority of the residents simply packed up and left town, leaving McIntosh struggling for years to regaining its once successful stature. As of 1913, the town of McIntosh was incorporated with only 300 residents, a mere disasterous freeze in 1990, almost 100 years later, completely ended what was left of the citrus industry, with the remaining citrus farmers left to switch to livestock farming. Another major change in the town’s dynamic occured in 1925, when the historical ‘Old Wire Road’ was paved and Us Hwy 441 was created. As this happened, many Above: A group of folks recreating on Orange Lake in 1907. Left: Historical ‘Old Wire Road’ (US Hwy 441). Photos property of the McIntosh Seedling Garden Club McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 21 21 relocate along the newly paved highway in hopes of attracting the attention of its travelers. Much to their dismay, the advent of the paved highway allowed travelers to whizz right through the small contain over 60 residential, civic and commercial sites. This area, illustrated in the map to the left, is known for its varying and interesting architecture, most of which was constructed early pioneers of Florida. The structures within the Historic District were generally engineered and constructed relative to the show off the local materials of the area Several different types of ornamentation and architectural styles are seen in the including the Bungalow style, Queen Ann, Gothic, Spanish Mission and Victorian all of which help lend to the “charm” that many people have associated with the town. Today, McIntosh as a community faces a new set of challenges which are related to the town’s pending growth and development issues. The population of the town has remained relatively unchanged over the past hundred years, seeing only a 10% increase throughout the 1990s. The residents of McIntosh have yet to extend development to revive the town through reand new development. that will accommodate the recent trend of rural relocation. The current residents of McIntosh desire a plan for smart future growth of the town that will protect and enhance their living conditions for future generations to enjoy Chapter 2 Town History PAGE 23 Welcome to McIntosh...you will probably want to linger awhile so you don’t miss the graciousness of the of ‘Old Florida’ folks and their easy way of life.... -Excerpt from the McIntosh Seedling Garden Club brochure. 3 User Analysis The local grocery store and deli one of the few social and commercial hubs for McIntosh residents. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 24 24 User Analysis information relevant to the wants of the residents of the town of McIntosh regarding future growth and development, 2006. These meetings were open to the of the month at the Town Hall within Van Ness Park.. During the time period these following ideas were expressed as desires of the residents of the town regarding any proposed future growth and development of McIntosh and its’ main thoroughfare, US Highway 441: ridor, antique look to street lighting and ramps, signs along Main Street to denote distinguish the town. • Residential DevelopmentWantsKeep all old growth trees and existing tree canopy, town approval process for all new retain original character and keep housing density in an environmentally sensitive manner. • Commercial/Civic DevelopmentWantsA new elementary/middle school that encourages younger families with small recreational park located within walking distance to the new school, a new central area that utilizes existing historical and within new commercial areas. • Orange Lake/ Town RecreationWantsA parking to encourage outside day recreation passive recreation such as walking and A current hot stop for anglers, a place for locals to socialize. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 25 25 town’s roads that effect proposed and existing development. While the wants the residents of the town expressed were all valid in terms of their scope, the town of McIntosh as a whole does not always share a common vision for their future and heated disputes were common among the residents attending the residents to have a “hidden agenda” regarding future plans for development in the town and in light of this, the community tends to fall strongly to one side or the another regarding development issues. Some scenes from McIntosh on a Saturday: event-the 1890’s Festival, shown in the bottom photo. Chapter 3 User Analysis PAGE 27 “The beauty of lakes, blue and green, free or encumbered, shining, sparkling, calm as stars... Nowhere will you see the majestic operations of Nature more clearly revealed in these most gentle -John Muir 4 Natural System Analysis View from the vista overlooking the infamous Orange Lake. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 28 sandy surface layers more than 30 inches surface, with sandy surface layers less than 40 inches thick. Placid soil areas, which comprise much of land within McIntosh is a major limitation, due to the inherent nature of these areas to These soils are mainly located to the east of the old rail line and extend to the lake. 28 Generalized Soils The town of McIntosh and the surrounding area is mainly composed of the following three generalized soil types, denoted visually in the map at right. Broad low hills of low to medium acidity, interspersed with small areas of similar soils, 30 inches deep. These areas are dominated sandy surface layers more than 40 inches deep. Brighton-PlacidMarshlands with deep organic soils interspersed with areas of very poorly normally located within 15 inches of the and assists in the creation of its thick, organic surface layers. Blichton-KendrickBroad low ridges of gray sandy soils strongly acidic, phosphate rich, loamy small pockets of similar soils containing McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 29 29 Tree Canopy When considering future development within the town of McIntosh, the preservation of tree cover is a must in the eyes of the residents. The dense tree canopy of the town, highlighted with green in the the general consensus of the residents of McIntosh is that trees are one of the intregal elements to the preservation of their town and its character. Historically, in early Florida settlements such as McIntosh, trees were a major resource for construction. Early settlers materials using the natural resources of the land. Although many native trees were cut still seen today in the town, most of the old stumps were hardy enough to have a second growth. Amazingly, most are full grown again, with only their twisted and misshapen trunks to suggest their age. The predominant trees of McIntosh, commonly referred to as ‘shade trees’, are huge live oaks ( Quercus virginana ), some having trunks as wide as a full size truck.. Some other common tree species native to McIntosh are: • Cypress Tree, Taxodium distichum • Long leaf Pine, Pinus palustris • Laurel Oak, Quercus hemisphaerica • Magnolia, • Persimmon, Diospyros virginana • Dogwood, • Hickory, Carya glabra • Sweet Gum, A full size truck in front of a massive live oak tree trunk. Chapter 4 Natural Systems Analysis PAGE 30 30 The Florida Fish & Wildlife Conservation Commission closely tracked these numerous key species to help quantify the average amount of wildlife within given areas, mainly to what areas needed special attention when considering any type of development or redevelopment. Commission’s analysis into two categories. The orange areas contain seven or more Commission as “Special Occurrence Zones”. protection to preserve the unique ecosystem of the area. By changing these areas to zones around the areas of the highest diversity, development can safely occur. The trees of McIntosh also play a major role in controlling the climate of the area. They provide cooling shade in the summers and an added layer of frost protection through the winter months. This tree canopy, has helped to maintain the remaining historical citrus trees of the town, and in a sense, the town’s heritage as well. With this said, it is clear that the sentimental value that the residents of practical and intregal in helping to preserve the town’s Genus Loci. Maintaining the large tree canopy and the individual historical trees within the town is a major for any future development. Wildlife Diversity McIntosh is an area rich with wildlife, as illustrated in the graphic to the right, which denotes wildlife “hot spots” as analyzed Wildlife Conservation Commission to aid in the protection of Florida’s Ecosystems. diversity within the town of McIntosh and its surrounding areas and was created animal species. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 31 throughout the area to ensure proper lake levels. To make things worse for the lake, McIntosh has a major highway, US Hwy 441 that cuts right across the existing hydrology. This causes a myriad of the lake, a lot of which are related to stormwater runoff coming from US Hwy 441. The surface water and wetlands of McIntosh, which comprise much of the main visual water element of the town, the reasons of town preservation. Strict only remove the existing contaminants to the left . Damaging these resources could lead to the deterioration of the 31 Hydrology A thorough analysis of hydrology patterns is another important aspect in planning the development and redevelopment of any land located in such close proximity to a lake as McIntosh is to Orange Lake. Historically, Orange Lake has played a major role in McIntosh, serving as a port for shipping goods up through the St. John’s River to Jacksonville in the years in the later years. Views to the lake used to today with the maturing oak trees, glimpses of the lake are very limited. Now, there are hill or ‘vista’ to the south of town and to the is connected into the ground water system. Therefore, smart water management needs Chapter 4 Natural Systems Analysis PAGE 32 32 town’s current assets and recreational opportunities. The current hydrology patterns of the town, shown in the graphic on the preceding page, illustrate how most of Orange Lake. In terms of town preservation and its’ sense of place, the major amenity of McIntosh. Without a camps would lose their main function, with On the other hand, when runoff does free of contaminants like motor oils and fertilizers that can harm the lake’s fragile ecosystem. The riparian corridors of McIntosh will need mitigation to ensure that only clean and safe water is coming into the lake. These corridors also offer opportunities for safe passage and protection of wildlife to and from the lake. If properly planned and managed, they can offer opportunities to enhance adding open green spaces to the town for linear recreation such as walking paths with chances for wildlife viewing. of McIntosh are also illustrated within the hydrology patterns graphic located on the preceding page. They are helpful to consider when analyzing the preexisting patterns of development, as most of the areas left previously undeveloped contain conditions, some directly linked to their To prevent excess sediment from employed when planning for development developed within the town. Access should these high points, as they offer unique views slated for development, consideration should A view of Orange Lake and one of its several both residents and vacationing anglers alike. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 33 33 Natural Systems Composite • The area contains an extensive tree canopy. It is especially dense along perennial water courses, with ridge lines containing much less tree cover. • Perennial water courses lead directly to Orange Lake. • Areas around the lake are rich with wildlife “hotspot” containing 7 or more species. wildlife patches with high diversity. • Perennial water corridors, along with the tree canopy, provide opportunities to link fragmented wildlife patches. remove contaminants potentially harmful to the ecosystem. • There is a need for areas adjacent to the them from future development. • Protecting Orange Lake and its’ water quality are crucial elements to preserving McIntosh’s character and genus loci. Chapter 4 Natural Systems Analysis PAGE 34 34 Natural Systems Synthesis The graphic to the right was created using an overlay method. It serves to visually illustrate the environmental limitations of certain areas of potential development. By simply overlaying the these areas with limitations appear and are denoting the areas with the highest amount of limitations. limitations could have a potentially negative impact on the overall health of the ecosystems of the area if developed. These ares mainly need protection and they conservation land. With the areas of high limitation slated for conservation land, the areas of low places or act as vital links in others. these systems work together and therefore development scale these elements would individual functions. The town of McIntosh has some very good opportunities at this point in their current development to really capture and preserve their environment as a whole f • The town of McIntosh and its residents are currently presented with a great challenge to environment and its numerous natural resources. • Land-uses and planned future environmental limitations when attempting to maintain McIntosh’s sense of place and inherent quality of life. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 37 “Like a piece of architecture, the city is a construction in space, but one of vast scale... City design is therefore a temporal art. Nothing is experienced by itself, but always in -Kevin Lynch 5 Built Form Analysis coding applied: YellowResidential, RedCommercial, LavenderInstitutional McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 38 38 Built Form Introduction The goal of this chapter is to environment within the town of Some of the analysis will discover what patterns of development have previously taken place, how the town parcels are laid out and how is This chapter will also analyze the town of McIntosh through the Image of the City”. This analysis in which the residents of McIntosh understand their town. Lastly, this chapter will contain an architectural inventory of the districts that process, in efforts to retain and enhance the look of the current surrounding structures. context of McIntosh in relation to other Summations on major roadways as they relate to McIntosh: •McIntosh is directly connected to US Highway 441, which serves as the town’s ‘Main Street’. •I-75 is just a few miles to the west of the town, although there is no direct access to McIntosh. •US Highway 301 is located a few miles to the east of town. •McIntosh has excellent overall connections to the highway system and inherent potential for ease of travel within and to and from the town. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 39 39 Regional Road Networks & Building Footprints At this scale, the graphic at left puts a visual perspective to the location of the smaller communities of Orange Lake and Boardman. It also shows the current development patterns of the immediate regions surrounding McIntosh. •All of these communities wish to retain •Boardman, the community to the north of the town, poses more of a threat of Orange Lake these communities to prevent sprawl. and non-imposingly connected through a rail-trail. Chapter 5 Built Form Analysis PAGE 40 40 Building Footprints & Streets •In this graphic, what is left of the historical Brushes’ grid design within •There are large gaps in the road networks. •Organized core development currently exists in the town •Most streets dead-end into Orange Lake. •Structure sizes near the lake generally make up a smaller footprint. •Historic homes generally have smaller current commercial areas. •There is a trend of undeveloped street McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 41 41 Landuses Existing Land-Uses St.. John’s River Water Management District It shows the current land uses within the into 5 areas. •Residential areas make up the main land use within the town. •Four commercial zones currently exist, with one in close proximity to Orange Lake. •Most of the historic district is located within the medium density residential area, yet most homes are currently single family with the exception of a few. •White areas illustrate the large undeveloped regions of the town. Surrounding Land-Uses •Some residential areas extend out of town edge of town need to remain intact to communities and to preserve the rural feel McIntosh to protect these outlying areas rights to the land and therefore, have total control over its future use. Chapter 5 Built Form Analysis PAGE 42 42 McIntosh’s Land-Use Plan This is the current land-use map created lakefront commercial; currently mostly •A small agricultural plot is currently located to the lake from fertilizer runoff. without a fee. •All residential housing to the east of the park. open land use designations. •The town is lacking in outdoor amenities other then agriculture. •The commercial district starts at CR. 320 and extends northwards to the edge of town. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 43 43 Town Gateways/ Entries First impressions are clearly very important in forming our view of a place. The point at which you physically enter Negative features can often go overlooked the community. •McIntosh currently has three points of entry into town seen in the graphic at left. Two of these occur along US Hwy 441. CR. 320 makes the third entry into town •These three entry points will all need to cultural features of the town and to improve negative aspects of the entries. to act as an inviting greeting into town from the community of McIntosh. Chapter 5 Built Form Analysis PAGE 44 44 North Highway 441 Entry the northern town limits along US Hwy 441. This entry has some remnants of the town of Boardman on the east side of 441, the west of 441 lies a wooded lot of land and a positive visual aspect at entry. South of this wooded lot is a trailer park that has council. Just up the hill is the truck topper store, with a display that currently hinders the view of the Ice House Gallery, a historic structure. To the east is a vacant lot with tique store that is also an historic structure. Features and Issues: •Trailer park is an eyesore. •Boardman remnants need clean up. •Two historic structures on opposite enhanced. •Wooded lot is a positive visual aspect. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 45 45 South Highway 441 Entry The southern entry along US Hwy 441 is in great condition overall. A high point of the region takes place here and gives it a strong feel of a rural agrarian com ment to the south. There are a few scat entry that add character with their unique ness, although there are also many vacant Features and Issues: a rural community. to the south. •Sign designating the Historic District is in disrepair. town’s character. less of an eyesore. Chapter 5 Built Form Analysis PAGE 46 46 County Road 320 Entry The entry along CR. 320 is quite This road, unlike US Highway 441, is a slow, two lane county road that creeps into the town. On it, the entry into McIntosh maintains a characteristically agrarian appearance with views of livestock farms. Once across 65th street, the traveler has entered the town of to what town this is or where you are. Features and Issues: •Beautiful views of pastures and peaceful green spaces. •Views of wetlands characteristic of the town and surrounding areas. •No major indicator that the traveler has entered the town of McIntosh. •Residential street that lacks an entry sign. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 47 47 Urban Transects made up of a three-way rating system that the street as a whole. Seeing the street as a whole is a good way to understand the area through which the street passes. In the road rates the visual quality of the parcel as seen from the road. Some visual characteristics of the parcels •Architectural style •Cleanliness of appearance •How much parcel visually adds to the quality of the area. •How the landscape appears of the parcels land-use code. of the parcel. For example, an empty therefore, receives a low rating. While a functioning, currently used parcel is rated higher. Chapter 5 Built Form Analysis PAGE 48 48 from South to North. Key Features of US Hwy 441: •Commercial areas centrally located. the sidewalk •Currently a huge path of continuous paving from one end of town to the other. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 49 49 • This is a typical section along US Hwy 441 ‘Main Street’. It illustrates the 60’ ROW (right-of-way). This is a smaller ROW than along Avenue G (CR. 320). All the current features along the road are contained within the right-of-way. •In order to add anything to the current composition, private land use and US Hwy 441 Roadway Section Chapter 5 Built Form Analysis PAGE 50 50 Avenue G (CR. 320) from US Hwy 441 to transect. Key Features of Avenue G: •Mostly residential. •Visual quality is high. •Commercial area is mostly vacant. •Two parks are found along this road. •Over sized right-of-way. •Only a 20’ wide road way. •Huge live oak canopy provides shade. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 51 51 •This section shows a typical roadway along Avenue G. There is a wider ROW (right-ofway) here than along US Hwy 441. •Avenue G’s larger ROW stems from its history as the town’s ‘main street’, which con tained McIntosh’s original commercial area, near the railroad depot, pre-Hwy 441. • After the completion of US Hwy 441 and the relocation of many commercial maintain ever since. . Avenue G / CR. 320 Section Chapter 5 Built Form Analysis PAGE 52 52 Housing Density The graphic at right and the map it contains, serves to illustrate the existing residential uses and housing John’s River Water Management District. Low density residential, which is less than 2 dwelling units per acre and Medium Density Residential, which is 2-5 dwelling housing currently seen in the town of Mc Intosh. Most of the historical district within McIntosh is located within medium density housing areas. Historically, orange pickers used the homes located within the heavy freezing moved the citrus industry south. The areas of low-density housing are mostly newer homes. Most of these houses are single-family, and are situated on much smaller lots than the medium density home areas. The graphic showcases some photos of typical residences within McIntosh’s low and medium density housing areas. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 53 53 Civic Identity Elements • The graphic to the left highlights some of the Civic Identity Elements of McIntosh and their location within the town. • These Civic Identity Elements include places such as: Orange Lake, churches, the cemetery and the McIntosh town • While many of these sites are located along Avenue G (CR. 320), they are also widely scattered throughout the town. • Most of McIntosh’s Civic Identity Elements well kept up, as seen in these photos Chapter 5 Built Form Analysis PAGE 54 54 Open Space Inventory The inventory of open space within McIntosh is illustrated in the graphic on the right. It highlights the land that is open to It also contains a look at the undeveloped lands that occur within the Johns Water Management District as: •Open Lands (land code -all of the 1900s) •Agricultural Lands (land codeall of the 2000s) •Range Lands (land codeall of the 3000s) •Tree Plantations (code4400) • Barren Lands (land codeall of the 7000s) Also shown on this map are the shaded open streets of the historic district. These streets provide comfort and a sense of place Open Space Features: •Large tracts of uninterrupted land near the edges of town. •Many scattered vacant parcels throughout town. District. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 55 55 Kevin Lynch Theory on Legibility such as social and historical meaning, which reinforce meaning, not negate it. Contents •Paths •Edges •Districts •Nodes •Landmarks planning for development and future growth, while also striving to maintain its these oftentimes overlapping elements. Chapter 5 Built Form Analysis PAGE 56 56 Paths This diagram shows the existing “paths” of McIntosh. These paths transit lines, canals or railroads” (Lynch 47). McIntosh has a US highway that splits the town. US highway 441 is a great alternative route to I-75 for those who wish to slow down their ‘main street’ within the town of McIntosh makes pedestrian foot To further compound the crossing crosswalks. main route of travel out of McIntosh to the north and south due to the coming of US Hwy 441. Now, there is only a small piece of the train track leftover near the depot as a memory. Today, this corridor is used as an informal driveway in parts. The major roads shown on this diagram link them directly to US Hwy 441. Collec tor roads, most of which are east of US commuting residents to US Hwy 441. The residential streets within the town oak trees and the amount of ‘eyes on the safe. These streets are very informal in many town. Access to Orange Lake is currently with most of the shoreline of the lake, so access at these points is limited and comes with a small fee. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 57 57 Edges edges as “shores, railroad cuts, edges of developments or walls”. McIntosh’s edges are clearly residents of McIntosh knew, understood and agreed upon. There are natural edges within the town of dense vegetation that are also natural drainage courses. These edges move through town towards the lake in a west to east fashion. Again, McIntosh had US Hwy 441 show up and create an unplanned edge that divided the town. The old rail line also forms an edge, used as a housing type demarcation line. To the east of streets forming a wall, forcing to decide as the lake is directly linked to the ground social context to produce excessive amounts times quite plentiful. Chapter 5 Built Form Analysis PAGE 58 58 Nodes areas of concentrations, “which the condensation of some use or physical character, a street corner hangout or an enclosed square”. Most of the nodes of the town of McIntosh as shown on the map at right, occur within the historical district. These nodes are places that people tend to gather, such as the park and the several historic churches. The historic district in itself is a node, with frequent visitors coming There are several commercial nodes along US Hwy 441, these include the grocery store and deli. The along the lake serve as nodes for resident and vacationing anglers alike. Landmarks Most people have an idea of what is Landmarks are another way to help people understand where they are and give them a sense of perspective within the town. Again, as seen in the pattern of the nodes within the town, the majority of McIntosh’s landmarks are located within the historical district. Important civic landmarks within landmarks denoted are mainly made up of Hall and the railroad depot. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 59 59 Districts enters inside of”. In the town of McIntosh they are the areas having a distinct character and architectural style. The description of these districts and their architectural style will follow in greater detail It is very important to the people of McIntosh that any new houses or change in general to these districts go unnoticed. Using the existing architecture as a housing will ensure a maintained similarity within the districts. Chapter 5 Built Form Analysis PAGE 60 T in this district are single-family homes that previous page’s graphic as a fragmented piece of the historical district (district 2). There is a wide array of architectural styles in this homes. The materials used on the outside of the homes vary almost as much as the architectural styles. 60 Architectural Style: District 1 1 Greek RevivalSingle story, Low pitched shingled roof, Front porch overhang, Red windows w/ shutters BungalowSingle story, street, Screened covered front porch, Two toned wood siding BungalowSingle story, street, Small add-on tin front porch overhang, Painted Symmetrical windows w/ highlighted molding Mission StyleSingle story, Flat tiled roof with extending columns on main area and low pitched red tile on entry, spaced Architectural Style: District 1 1 McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 61 61 Architectural Style: District 2 2 Architectural Style: District 2 2 Rent the Four wheeled, Flat aluminum roof, Two toned aluminum siding Low pitched shingled roof, Aluminum siding, Screened porch entry, Shutters on the windows, Newer model Single wide, street, Shutters on widows, Tridoes not face the road Single wide, Low pitched roof, Screen room add-on w/corrugated plastic siding T he Lakefront district implies something more than the reality of this district. The to the east of the old rail line. This is set up Lake. Although there is good explanation, leaves the area looking like a trailer park. The downfall to structures in this area is the fact that they are using septic systems, which are harmful to the lake due to the proximity. Prior to further development in this zone, pipe out the increase of sewage. Chapter 5 Built Form Analysis PAGE 62 H istory takes place in this district. Thir wonderful historic district that is McIntosh’s most cherished element. A great collection of architectural styles adds to the charm of the district. Walking the streets of this dis trict, one will marvel at the size of some of these homes. Many of the homes in this dis trict are either restored or in the process of restoration. A large oak tree canopy helps to frame the large multi-story homes while This district is just a showcase of the histori cal splendor of Old Florida. 62 Architectural Style: District 3 3 VictorianTwo story w/ full attic, High pitched wooden shingled roof, Asymmetrical appearance, Painted wood siding, Encircling porch, Shutters on windows, Decorated pendant, Ornate eve on porch Greek RevivalTwo story, Low pitched shingled roof, Painted wood siding, Symmetrical appearance, Shutters on the windows, Columns on the front porch Gothic Revival/ Cracker ShackSingle story, High pitched aluminum roof, Smaller home, Shutters on windows, Single colored wood siding and trim, Filled-in screen porch faces the road BungalowSingle story, Low road, Covered screen porch, posts on porch, Solid colored wood siding w/ white trim, Symmetrical windows w/ shutters McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 63 O pen space is the main theme of this district. Currently homes in this district are clustered along Avenue H, leaving the majority of land to the south of these homes as open space. This open space is a views of the natural environment and the paths. There are many potential home sites guidelines for any new homes in this area introducing a green way. 63 Architectural Style: District 4 4 Spanish Colonial RevivalTwo stories, High pitched Barrel tile roof, Asymmetrical the exterior, Screened covered arcade front porch, Second Classic RevivalTwo story, High pitched shingled roof, Painted wood siding, Asymmetrical appearance, Decorated shutters on the faces road, Arch with columns on the front porch VictorianThree Story, High pitched aluminum roof, Asymmetrical with odd pieces, Single colored wood siding and trim, Filled in screen porch top Ranch StyleSingle story, porch, Garage does not face the road, Multi-colored red on windows Chapter 5 Built Form Analysis PAGE 64 64 Architectural Style: District 5 5 Single wide, Low pitched aluminum roof, Carport overhang, Vinyl siding Quad wide, High pitched shingled roof, Painted vinyl siding, Wrap around porch, Vinyl skirting, Larger Lot near lake High pitched shingled roof, Asymmetrical with odd pieces, Single colored vinyl siding and trim, Accent window under roof detail, Shutters on windows w/ extensions, Bay window to the road, Low pitched roof w/ Wood siding and trim, Shutters on windows L ike the Lakefront district, this district also lies to the east of the old rail line and has land the lots take up. In the lake front district, this district have their own .25-acre lots on average. An exception to this is seen in the also feature septic systems. Prior to further development in this zone, the town’s sewer crease of sewage. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 65 65 Architectural Style: District 6 6 Greek RevivalSingle story, Low pitched shingled stucco, Columns on porch, Symmetrical appearance Dutch ColonialTwo story, High pitched shingled roof, Painted vinyl siding, Windows roof line, Newest home on the road BungalowLow pitched shingle roof, Symmetrical appearance, Wood siding and trim, Screened front porch VernacularLow pitched shingle roof, Wood siding and trim, Low pitched roof w/ T his district is a fragmented, yet charming area located near the school with several newer homes. Most of the home sites of district has one street that links the area to US Hwy 441. Even though it is within walking distance to the school, the area within this of McIntosh in a way to make it feel less fragmented. Chapter 5 Built Form Analysis PAGE 66 66 Architectural Style: District 7 7 Vernacular w/ Gothic Flarepitched shingled roof, Wood siding, Columns on Ornamentation in the eve of Ranch StyleSingle story, Low pitched shingled roof w/side Screened-in porch, Shutters on the windows. GeorgianHigh pitched shingle roof, Symmetrical appearance, Red Brick w/ white wood trim, Columns on porch, Pediment dormers on roof VernacularTwo story, Recessed front porch, High Painted wood shingle siding, Shutters on windows C holding up a crisp edge to the town. The four homes shown in the photographs are the only homes within the district. There is a huge plot of land, currently used as pine plantation, that makes up most of the area. All of the homes in this area are newer homes. With real estate values that are through the roof, this district currently offers only large is one area of town that can readily accept topography of the area. It is situated on a plateau which is mainly under-utilized land. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 67 67 Architectural Style: District 8 8 VernacularSingle story, Steep pitched shingled roof, Cedar siding, Screened porch, sides, Shutters on windows Ranch StyleTwo story, High pitched metal roof w/shed roof over front porch, Vinyl siding, Columns on porch, Pediment dormer on roof, New home construction Ranch StyleSingle story, High pitched shingle roof, Symmetrical appearance, Pediment windows, Paladin Windows, Vinyl siding, Lacking association with the road Ranch StyleSingle story, Recessed front porch, Low wood, Shutters on windows, Lacking association with the road D istrict 8 is an area to the west of the historical district and is mainly The area has lot sizes ranging from .25-arces, to larger 5-arce lots. Most homes in this district have garage doors facing the street. dead-ends. The home materials seen vary greatly from house to house. There are many empty parcels in this district that can serve as ranch style home seems to dominate the new Chapter 5 Built Form Analysis PAGE 68 68 Architectural Style: District 9 9 L acking housing, this district offers other important uses. The town’s cemetery located in this district. Most of the land is does not imply the area has a lack of char acter. Improvement within this district will made will need guidelines in order to uphold the character of the district with its special uses. Equestrian Show RinkEquestrian JumpingThree Multi-colored jumping hurdles Town CemeterySingular oak trees VistaView from the cemetery to the equestrian arena McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 69 69 Architectural Style: District 10 10 Trailers are old. There is not any . Landscape is unmaintained. Many trailers are vacant. T his district is very important to the town seen when traveling south and the last when headed north on US Hwy 441. Serving as A land-use change is necessary for this district in the near future. The town should look to use this land as a future welcoming point into town. Chapter 5 Built Form Analysis PAGE 70 70 Architectural Style: Commercial Zone 1 Zone 1 MissionSingle story, Flat tiled roof, Front porch overhang w/ wrought iron handrail, Two tone stucco exterior, Covered porch facing the road MissionSingle story, Flat tiled roof, Sun shades over doors and windows, Natural stucco exterior VernacularTwo story, Metal front porch overhang, Wood frame construction, Horizontal wood siding, Single color VernacularTwo Story, Low road, Horizontal wood siding, Windows evenly spaced giving symmetrical appearance, Multilevel T Hwy 441. Most of this architecture is lo cated within the historic district, as the age shows on some of the facades. Some of the structures were moved from the old rail de pot area when US Hwy 441 came through, while others took on a strip mall look. (Not shown). The main issues within this district excess speeding, lack of parking, sidewalks too close to the highway and just a general lack of maintenance. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 71 71 Architectural Style: Commercial Zone 2 Zone 2 French ColonialTwo story, Low pitch wooden shingled wall producing an encircling Wood siding, Shutters on windows VictorianTwo story, High railing, Wood siding and trim VernacularTwo Story, Very steep shingled roof w/ false height, Large front porch overhang, Wood frame construction, Wood siding and trim, Designated parking Prairie StyleSingle Story, Shallow aluminum overhang, Solid glass windows T his zone is unique to the historic district came into use when the railroad came through and set up the depot. Although currently vacant, this area has great potential to develop into a thriving community commercial center once again. warehouses are located in this zone that Chapter 5 Built Form Analysis PAGE 72 72 Built Form Synthesis The diagram shown on the following page serves to visually conclude the previous evaluation of the elements currently in existence within the town of McIntosh. Main Conclusions: of the Historic District are already in existence. 441 would afford the traveler greater views of the town and its existing elements. •Preserving views of Orange Lake is important to preserving the town’s sense of place or ‘genus loci’. •The old railway through town could easily opportunity. • Creating a rail-to-trail would serve as a linking element to currently fragmented •There is an excess of open land, with a high potential for development. •US Hwy 441 currently divides the town, and is in need of more pedestrian friendly elements. •The original town grid within the Historic pedestrian friendly streets. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 73 73 Chapter 5 Built Form Analysis PAGE 75 “The simple paths, the networks of habitual or potential lines of movement through the urban complex, are the most potent means by which the Kevin Lynch 6 Rails-To-Trails Case Study McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 76 76 Rails-to-Trails Case Study In the United States the use of the train and the interstate system have proven much some current trains in use today, smarter paths have left many miles of tracks without a purpose or use. In the late 1980’s and early 1990’s new pop-up around the country. Residents and conservation groups, especially the Rails-toquality and value these one time eye sores could add to their communities at a national level. Once the old train tracks were removed, the qualities of these spaces as recreational Most railways had a seemingly endless connection of trees and other vegetation These long passages through often extremely rural areas also offered chances to view wildlife at a speed much slower than converted to trails also offer other recreational activities. For those people with and runner alike, they provide long, uninterrupted scenic corridors to socialize, Bicyclers simply love the rail-trails; this is across the United States (www.railtrails.org). destinations. Overall, people utilize rail-trails in a myriad of ways to promote healthy, To further understand the different types and uses of rail-trails this case study compares three different rail-trails including: Pinellas TrailPinellas County, FL, Steam Boat Trace Trail, Lincoln, NE and January 2006’s rail-trail of the month, Galloping Goose Trail-Telluride, CO. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 77 77 Pinellas Trail Pinellas County, Florida The Pinellas Trail, considered the third most popular rail-trail in the United States, containing many different trail elements. This rail-trail passes through parks, coastal A great example of this was seen when the rail-trail made its way through the town of Dunedin. It served as a catalyst that inspired Dunedin’s community redevelopment agency to revitalize the downtown area. They came through with $1.2 million in improvements to their main streets, with many other improvements dollars from the Congestion Mitigation and Air Quality Improvement program. made included the 4 million dollar, pedestrian friendly, Cross Bayou Bridge, which allows the trail to pass safely over waterfowl. Above: Beautiful foliage seen growing along a rail-trail. Right: A mother teaches her child how to ride a bike while on a rail-trail. Photo credits: Chapter 6 Rails to Trails Case Study PAGE 78 78 Steam Boat Trace Trail, Lincoln, Nebraska The Steam Boat Trace Trail is a 21 mile rail-trail that runs along the Missouri River amenities along this rail-trail can entertain the cross country skier, with and Brownville. ed on the local power company’s land and is nothing more than a large parking area. Yet, Spanish Explorers. The trail head show cases a progression through the history of coal power plant and ending in Brownsville at a nuclear power plant. At the Peru trail head, there is the option for the user to exit the rail-trail and or visit the historical Peru State College. Traveling on to Brownsville on the rail-trail, distinct landmarks indicate the arrival of the Brownsville State Recreation Area where the and is another example of the wonderful sometimes surprising recreational opportunities that a rail-trail can present. Above: Users walk along the trail during a summer afternoon. Right: A scenic picnic spot along the Peru trail head. (Photo Credits: Nemaha Natural Re sources District) McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 79 79 Galloping Goose Trail Telluride, Colorado The Galloping Goose Trail is a rail-trail that is designed for a more active user, due to many of the steep inclines and descents. The name of the trail came from somewhat maneuver the steep slopes of the Rocky Mountains. The trail is 15 miles long and the surface is primarily dirt featuring awesome vistas, well known Mountain Bike Trail referred to as ‘Telluride’, as the trail contains a higher recreational uses and makes no apparent effort to connect towns or communities although the trail is rich in history. Above: Those who visit the trail in the summer enjoy bright blue skies and warm temperatures. Right: A cyclist hits the trail just west of the town of Telluride. (Photos credit: San Miguel County Open Space & Recreation Department) Chapter 6 Rails to Trails Case Study PAGE 80 80 Rails to Trails Case Study Conclusions In light of this case study, the town of rails-to-trails conversion for the following reasons: prepare the site for conversion. • Opportunities for recreation within the town are currently limited, and a rail-trail could create a new recreational opportunity for users of all ages. •With new recreational opportunities, the recreational users alike. •Opportunities would arise to highlight McIntosh’s historic points of interest along the trail corridor such as the rail depot, the packing house and the numerous historical residences. •McIntosh is part of a string of small, rural towns and a rail-trail could serve as a • Chances to enhance the existing recreational lake access. •Current trails exist within proximity of McIntosh that could serve as linking opportunities, such as the Hawthorne Trail to the north and the Green way Trail due south. with the town’s potential to apply for federal funding to support these improvements. •Proper marketing and advertisement of a new rail-trail could provide McIntosh with a much needed increase in tourist commerce McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 83 “On the whole, planned communities tend to have much greater regularity than those that Randell Arendt 7 Community Master Planning McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 84 84 Conceptual Master Plan 1 Analysis: In Conceptual Master Plan # 1, the main focus is placed on acquiring conservation lands within the town of McIntosh. As noted earlier in the User Analysis, some of the most cherished amenities of McIntosh, according to the residents, are Orange Lake, the tree cover The main feature of this conceptual master plan is a green way system that traverses from Orange Lake to the other side of town, with anchoring recreational parks at the end of two primary conservation areas. This proposed green way would create new connections for Along this new corridor, plentiful open spaces would further extend connectivity rural feeling of vastness. These open spaces would also stand to reinforce the agrarian culture that McIntosh was founded upon. close proximity to Orange Lake, this plan and the wildlife in and around the lake. A rails-to-trails conversion could link up the town to other communities and provide commercial areas and the historical district as well. two main areas, one along US Hwy 441 for highway frontage and the other in the existing area near the old rail depot that along the rail-trail. The commercial zone local residents, featuring a park-like setting that mirrors an adjacent park terminating at Orange Lake. This plan also proposes the relocation of facilities of the town, to the north of the commercial zone on US Hwy 441. A town park that forms a connection with these civic and educational elements to the new green way system also reinforces the small town feel. Residential growth is limited greatly in this plan due to the amount of land proposed for conservation. By incorporating McIntosh’s surrounding lands into these conservation areas, the unwanted sprawl. Pros: •Preserves the existing town structure. •Introduces conservation lands. •Introduces a green way system and connected rail-trail. •Features ample open space. •Creates new recreational opportunities. Orange Lake. Cons: proposed retail along Hwy 441. •Retail area separated from the main intersection of the town. •Voluntary restrictions placed on landowners within new conservation corridors. •Offers limited residential development. •Makes no attempt to reconnect currently McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 85 85 Chapter 7 Community Master Planning PAGE 86 86 Detailed Plan Description To preserve the appearance of the views from in-town looking out and from out-oftown looking in, the forested lands adjacent to McIntosh’s limits, along with the open hill to the south-east of town are proposed for voluntary annexation in the preceding master plan. This would give the town’s codes and planning committee the opportu nity to preserve or change (only to conservation land uses) the existing land uses. In this master plan concept, protecting the natural systems of McIntosh This concept proposes that the two primary and two secondary riparian corridors of the town (illustrated previously voluntary conservation/green way system. locating, purchasing and maintaining the vacant parcels within the newly created conservation zones, while the current a voluntary set of guidelines to protect their lands. These purchased lands could serve a variety of uses and could have designated out contaminants from US Hwy 441, small parks with seating designated for passive on Orange Lake. The overall goal would remain to protect and limit development in turning them into conservation areas with connected trails and multiple points of enjoyed. On the private land owners’ end, the the individual, due mainly to the current “government controlled”. The affected conserve the special qualities of their land ways to enhance and protect the value of their property. Some suggestion given to conservation, minimal use of fertilizers, creating landscape plantings that promote surfaces on their property. This master plan proposes two large parcels, very different in their appearances, of these parcels is located in the northwest corner of the town and the other in the southwest corner of town. a slight slope to the south, were it runs into the proposed green way system. This parcel is also near the cemetery and will consist of mainly passive recreational actives, with the exception of an existing equestrian element. The parcel in the southwest town corner is comprised of a hill that is one of the highest in the town. A site such as this one, with dramatic topography, calls for a higher ers to access the awesome view. The site also has many areas with major slopes that will recreation, such as hiking and/or mountain space to lend views from off the property. It will also connect to a small park maintained The rail-trail proposed will form a linear recreational corridor that connects not only around the old depot as well as the historic McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 87 87 There is limited commercial and residential development seen within this master plan due planning. Most of the commercial development owners. the existing infrastructure of the town, (sidewalks, crosswalks, street signs, and fronts along US Hwy 441. Street improvement along Avenue G (CR. 320) would start at Orange Lake and extend past US Hwy 441. They would attempt to connect Orange Lake, the lake side park and retail area, Van Ness park, US Hwy 441 areas to the west of US Hwy 441 with a park like setting. The point was made earlier that there is a current lack of civic identity within the town of McIntosh. This plan proposes to relocate to the northern end of the ‘Main Street’ commercial zone to act as an anchoring will form a new town square with a clear link green way system. A proposed park would connect the civic square and commercial zone to the new green way system and would continue to strengthen the new civic identity of the town. This park would provide a green space for the new downtown and would present ample opportunities to inform the users of the unique cultural history and environment of McIntosh and the surrounding regions through kiosks and other informational stations. Conceptual Master Plan is converting proposed recreational uses and activities, new commercial interests and relocation of currently disparate civic Although the approach taken in this con ceptual master plan would greatly limit the would preserve McIntosh’s small-town feeling and way of life that the residents currently strive so hard to maintain. It McIntosh with a smart vision for the future. Chapter 7 Community Master Planning PAGE 88 88 Conceptual Master Plan 2 Analysis: In conceptual master plan #2, residential development is the main focus. It strives to increase the population of commercial areas geared toward specialty foods, tourism and antiques. along US Hwy 441. In this plan, areas with the highest conservation priority are set-aside for the community to use as open space, with to Orange Lake. The civic elements are relocated within the commercial area along US Hwy 441 in improvements. The school would stay in the current location, expanding onto some adjacent parcels to acquire the land needed for the educational activities. The area around the school, along with all other vacant lands outside of the surrounding district’s architectural style. Pros: •Keeps and extends existing street patterns •Maximizes new housing opportunities •Introduces a rail-trail into the community. Cons: •Large areas of environmentally sensitive land are left out of protection areas. • Impervious surface areas are increased. •Lacks creation of recreational opportunities. •Streetscaping is the only planned improvement to US Hwy 441. •More retail is created than the community can currently support. •Doesn’t address entry points into the town McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 89 89 Chapter 7 Community Master Planning PAGE 90 90 Detailed Plan Description In conceptual master plan #2, the main of McIntosh, which also provides specialty food shops for the residents of McIntosh and its visitors alike. The grocery store concept is thrown out in lieu of promoting individual, more unique stores produce market. The plan does not address any of the rural lands located outside of the town’s limits and therefore leaves the existing town is addressed and the associated lands located out of town are proposed for open space in order to limit development at the lakeshore. The entry points into the town along points directly. The US Hwy 441 entry to the north will have a proposed new residential housing redevelopments on top of the main vista of the town, near the Hwy 441 to the south will also have the new streetscape element and will come through one of the proposed open spaces. showcase the site’s native environment and will remain formally undeveloped. These activities such as picnicking, exploring the ecosystem, or simply walking. Some of these sites that contain surface water would need maintain the water quality for recharge to Orange Lake. open spaces throughout and two proposed parks that the town will maintain. Van Ness park and the “Small park” will remain in use for the residents east of Hwy 441. Although remain to act as a recreation center for the community. It could house activities such as or other social and community events. To the west of Hwy 441, a proposed tennis and hopscotch. Along Hwy 441 there commercial and civic area that will simply corridor. The trail will also form and historical district. The corridor will provide to Orange Lake, creating destination places along the rail-trail system. The rail-trail will link to other trails in the area such as the trails within Paynes Prairie to the north and the Cross Florida Green way to the south. There is a strong need for the town to improve the current conditions along their ‘Main Street’, US Hwy 441. This plan slower speed limits along Hwy 441 and new street furniture such as trash receptacles, also new decorative signs used to designate the existing historical palette. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 91 91 The new commercial areas proposed in the second conceptual master plan may contain more that the community can future successful area. One theme proposed, community. These specialty food shops further designate the area as a quaint shop ping destination. Also included within these new commercial propositions is a lakefront area mostly cater to the local residents’ needs, such as hardware. There are planned dining facilities near the lake as well, having a general emphasis on native Florida foods and showcasing lake viewing opportunities. The planned residential redevelopment will fall into three use types and will stay true to the architectural styles of the districts that they are proposed within. First, the historic area has a few vacant lots that projects would have such strict guidelines for new construction to occur, and in terms of keeping up the historical look of the town, Instead of displaying run down, vacant parcels the town should plant orange trees in these areas. The second type of residential development will include the existing areas outside of the historical district that already areas are mostly lacking in identity and fragmented. The plan is proposing that these character, while also adding new connecting elements such as new streets, unifying streetscape elements and even structures. The proposed dwellings will also which they are inserted. The last category of residential development takes place on land that Johns Water Management District as ‘Open Lands’ (land code-all of the 1900s), ‘Agri cultural Lands’ (land code-all of the 2000s), ‘Range Lands’ (land codeall of the 3000s), ‘Tree Plantations’ (code4400), and Barren Lands (land codeall of the 7000s). These of the existing road pattern to ensure the connectivity of these areas and to prevent fragmentation of the proposed developments. The architectural styles of eas of new development, lending to a design template for the new dwelling units and The civic identity of McIntosh in this within the commercial zone. This site commercial zone would give the town an opportunity to set up a small visitor center with a small museum to catch the interest of shoppers not familiar with the area. The plan for the school would start with the town’s purchase of the current parcel in the US Hwy 441 improvements. In summary, this plan relies heavily upon developing the residential and commercial little land for the environment. If implemented, this plan could effect the population of McIntosh in a drastic way in its potential to draw new residents into the town with its heightened commercial and housing opportunities.. Chapter 7 Community Master Planning PAGE 92 92 Conceptual Master Plan 3 Analysis: roots in the residents of the town of want improvements done to enhance the community. To most residents this also means taking the necessary steps to prevent future uncontrolled development or sprawl. First, this proposal addresses the existing hydrology of the town, with suggestions made to improve drainage and water quality for Orange Lake. This plan inside the town limits, while at the same time making an attempt to preserve the town edge through new conservation areas. points into the town, this plan welcomes the traveler coming from the north with travelers coming from the south entry get to come through the new green way corridor. converted to a rail-trail that would house activity in vacant parcels adjacent the rail-trail. The proposed rail-trail would also provide a link to the green way and include a variety of activities. The green way system will extend from the lake to the new recreational activity areas on the west side of town. Numerous new parks are placed into each residential zone to pro Along US Hwy 441, street improvements the historic district. There is a small amount of commercial redevelopment proposed for existing areas in this plan, with the focus on currently within the community. single-family residential developments, placed in the areas previously designated as free from environmental issues. The existing civic spaces are pulled together into a central ized location along US Hwy 441. To the southeast corner of the historic district, a new visitor center would greet those interested in touring the historic part of town. The school relocates to a parcel Pros: •Spreads out the commercial zones and their uses. •New green way provides great opportunities to recreate, educate and connect the town. “Historic walking tour”. •Reconnects the town to Orange Lake. •Introduces new Multi, and Single-family housing. Cons. •Loses some of the environmentally sensitive lands to existing land uses. •Some town elements require relocation. to their associated costs. development could threaten existing ‘small-town’ feel of McIntosh. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 93 93 Chapter 7 Community Master Planning PAGE 94 sion to travelers. Currently, this area is home relocated, as they are all currently renting their spaces. Changing this area’s land use to new owners. At the southern entrance, the traveler will enter the town through the proposed visitor center to the west and a pecan grove the east. As mentioned in concept # 1, the green way/voluntary conservation area, The green way system runs along some of the existing riparian corridors. It includes the two primary riparian corridors and the in the middle was a secondary riparian historic district. While the two corridors coming from US Hwy 441 have the main goal of water reclamation, all corridors will serve as a set of green way trails. They will ties that will take place along the green way. green way’s context and will extend out into vacant parcels along its passage. The other areas of mild to slight environmental concern are dedicated to open space. Some of these areas will have homes to their native ecosystem and will serve to add charm to the community. areas located in the western edges of town. recreation enthusiasts, and will tie seamlessly into the Green way system. The recreation connected directly to the school in order to ing and after school. While the area to the reational activities, due to the fact that there is a wetland on the site and the presence of wildlife is much more likely. Street improvements seen in this concept sense of place. The entire Hwy 441 cor ridor is dressed up to give the town a much needed face lift. This is done through the 94 Detailed Plan Description In conceptual master plan #3, the primary goal is mainly to preserve the town in its current state. The idea of growth is pursued in more of a moderate, long-term way and focuses on cleaning up the existing vacant parcels. Finally, this plan strives to ensure and provide the future generations of McIntosh the same quality of life the residents enjoy today. Located just outside of McIntosh are conservation to preserve the town edge with side and the town. These areas are outlined wetlands, forested land and the large vista to the southeast of town. This hill or vista has major importance, as mentioned earlier, in preserving the views not only into town east. The points of entry into town are addressed in this plan, along with US Hwy 441, as part of the proposed street improvements featuring new landscape plantings. To the north, there is a new commercial development that is proposed and placed at the town entry point. This idea may need some revising to make sure McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 95 95 calming, crosswalks, new street signs and landscape plantings. Avenue G (CR. 320)also receives the same treatment from the new proposed park to the existing commercial the relocated civic area and extend through the historic walking tour. This will ensure a The commercial areas of this plan are laid out in a more complicated pattern to ensure different zones of commercial uses. As you enter McIntosh from the north, there will for example, the existing truck topper store. existing commercial storefront restoration From here, the plan addresses the for the residents of the town and the users of the rail-trail, with featured stores such as a grocery and general goods store. This area might also include a small-scale delicatessen serving lunch and dinner several days a week. effort on the owners’ part to improve the The residential housing proposed in this area, located within the historic district, is set improvements are required to stay within the fashion and manner as existing historic homes, this is accomplished through deed restrictions. The next area of housing takes place in lacking in unity. In these areas, new incorporate these fragments into the rest of supporting new dwelling units in a housing even includes a few small, multifamily town homes placed in strategic locations as to not interfere with the structure or function of the currently The last new elements of the residential pull from on the existing street patterns to extend and connect these new areas. These new residences will have smaller lot sizes than the typical lots of the historic area and conservation lands leading their layouts. This will keep the existing feel of McIntosh in The civic relocation plan in this concept moves the main location to a central site along Hwy 441. This location would town’s meeting hall, along with the town 441 gives a civic presence to the town, and would eliminate the deserted feeling along the corridor. This area will also have access to and from the green way system and the rail-trail. Further south, to the west of Hwy and used as a visitor center. This center grove park across the street, which will also serve as a crossing for the school children. The school will move to a larger site directly to the northwest of its existing for school activities. preserving the town of McIntosh while features. Development, as it is proposed years to come, without a lot of the drastic changes that the residents of the town currently fear. One of the major lacking elements of this plan is the lack of entry recognitions. With a little Chapter 7 Community Master Planning PAGE 96 96 The three master plans discussed in detail within this chapter all have merit. While a summary of the pros and cons of each plan is helpful, a further understanding of the plans’ overall systematical way. By extracting the positive traits of each plan into a matrix shown at right and adding the original set of program Reasons the matrix is helpful: positive traits of each plan. achieves the program elements with positive traits. Which program elements received the most positive recognition from the three proposed concepts? 1. Green ways and Open Space (top) 2. Preserving Town Character 3. HWY 441 Improvements/ Orange Lake Redevelopment/Residential Growth Plan (tied) Conceptual Master Plan # 1 accomplished the most of our original program elements in a positive manner. page. lands to ensure that the process of development will not displace current residents within the town of McIntosh . McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 97 97 Developable Lands St.. Johns Water Management District as ‘Open Lands’ (land code-all of the 1900s), ‘Agricultural Lands’ (land codeall of the 2000s), ‘Range Lands’ (land codeall of the 3000s), ‘Tree Plantations’ (code4400), and Barren Lands (land codeall of the 7000s). According to the town residents, many of these “vacant” land parcels have deceased owners, with no descendents to inherit their property. Therefore, making use of these currently vacant parcels is much preferred to using new land. Once these areas are gone, Opportunities of Vacant Lands: • Larger vacant parcels with high limitation ratings are prime opportunities recreational activities. • Vacant parcels located along the railway are opportunities for spurred activity sites • Vacant lands outside of the Historic district represent opportunities for parks, conservation lands, open space, or, if free from environmental limitations, some could • Vacant lots within the Historic district informal orange orchards, adding charm and Chapter 7 Community Master Planning PAGE 98 98 Final Master Plan: used and discussed in the previous 3 conceptual master plans. •Features rails-to-trails conversion that incorporates several new recreational opportunities, while also producing new nodes within the town of McIntosh. •Vacant land parcels located along the into conservation land. •New street plantings within the Historic district create a ‘Village’ feel to the area. •Features a new town school and centrally located civic area. •Entry points into town are enhanced with landscape plantings. rails-to-trails activity center) that links with the newly created green way. •Creates new commercial lakefront area and lake side park facility. •Creates 73 new residential home sites. •Current equestrian activity linked with proposed trail and open space. •Delineates voluntary conservation zone for current property owners. •Features major street improvements to the town’s ‘Main Street’, US Hwy McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 99 99 Final Conceptual Master Plan Proposal Chapter 7 Community Master Planning PAGE 100 100 The pre-master plan map of McIntosh pictured patterns and parcels located within the town and their • The streets use private property to navigate the town. Before Master Plan McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 101 101 • Improved street patterns realign with the parcels. • Denotes proposed street extensions and removals. • Graphic illustrates only existing homes Master Plan. • Preexisting hydrology patterns, along After Master Plan Chapter 7 Community Master Planning PAGE 103 “I seek not to arbitrarily impose design, but to use to the fullest, the potentialities and with them, necessarily, the restrictive conditions that nature -Ian McHarg 8 Design Development McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 104 104 US HWY 441 To start the design process along US Hwy 441, two more key pieces of examined. along a major ROW (rightof way) in relation to its stopping distances. There are currently too along US Hwy 441 and without adequate stopping distances, any development a master plan proposed to sustain. A simple solution to the current limitations of US Hwy 441 is to somehow lower the speed at which drivers visual cues. These cues could include and pedestrian crosswalks and McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 105 105 There are some elements that put the pedestrian at ease with these elements serve as street furniture, walls and landscaping. To create these elements, land is necessary. In light of this, examined prior to design for the current structures along US Hwy 441. A typical section along US Hwy 441 shows a 60’ ROW. This is a smaller right-of-way than Avenue G (CR. 320). There is a of the road without any contained within the rightof-way. In order to add anything to the current composition, private land Chapter 8 Design Development PAGE 106 106 US Hwy 441 to improve its current limitations. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 107 107 Chapter 8 Design Development PAGE 108 108 McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 109 109 strives to preserve the genus loci of McIntosh, while providing the town with much needed new Cracker Style Home • Extended 360 degree veranda porch • Raised foundation allows air circulation under the house Ranch Style House • Large enclosed screen porch Shotgun/ Bungalow • Florida room to the front of the house • Over sized columns Florida Vernacular • Smallest footprint due to multiple stories • High pitched roof w/ornamentation *All home styles are lacking an attached garage while many existing homes have detached garages, therefore these homes favor the pedestrian. Chapter 8 Design Development PAGE 110 110 McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 111 111 Chapter 8 Design Development PAGE 112 112 McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 113 113 Chapter 8 Design Development PAGE 114 114 McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 115 115 Chapter 8 Design Development PAGE 116 116 McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 117 117 Chapter 8 Design Development PAGE 118 118 McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 119 119 Chapter 8 Design Development PAGE 120 120 Conservation Subdivision This graphic illustrates new lots produced McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 121 121 residential development help to maintain a crisp edge to the town. The proposed conservation envelope, with the remainder of the 1-4 acre parcel put into permanent conservation. e Chapter 8 Design Development PAGE 122 122 Some sites within this will lend to excellent vistas and allow the architecture to speak not only of the surrounding area topography compositions, adding elements such as stilts, overlooks, and retaining walls. Housing is added to the layout in a clustered development. This diagram illustrates the overall composition with out the trees, just to see the topography. Also are clustered where-ever McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 123 123 These graphics illustrate the difference conceptual master plan, which serves to No Trees Trees Chapter 8 Design Development PAGE 124 124 High Point ParkA neighbor hood park located on the highest point of the development keep ing the location open to public access. Rural AppearanceThis il lustrates the view heading west on the street to the south of the development. This development method maintains a rural feeling. Native LandscapeThese lots could further contribute to the local conservation efforts by using native plants with similar watering requirements. Bird’s-eye ViewLooking to the Northeast. Extending Existing InfrastructureLooking up the new Ave. J extension. Clustering HomesThe use of the building envelopes and clustered houses produces vast amounts of what appears to be open land. McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 125 125 •Roof tops are hidden within a sea of trees. •Land is placed into permanent protection through developed conservation areas. Chapter 8 Design Development PAGE 126 126 Rail-to-Trails Proposal The proposed rail-to-trail conversion is a great opportunity for the town of McIntosh to link and incorporate existing historical structures into newly planned recreational areas. Along with these proposed recreation areas, the town of McIntosh smart growth within the town. Proposed Orchard Site MTB Park Connection McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 127 127 Conclusion new infrastructure within the town of McIntosh that serve to main tain the town’s current sense of place or genus loci. ments, recreational opportunities and commercial development. commercial space.... Chapter 8 Design Development PAGE 128 128 McIntosh, Fl: A Study On The Preservation Of Genius Loci PAGE 129 References Arendt, Randall G., Conservation Design For Subdivisions: A Practical Guild to Creating Open Space Networks , (Washington D.C., Island Press, 1996) Arendt, Randall G., Crossroads, Hamlets, Villages, Towns: Design Characteristics of Traditional Neighborhoods , (Washington D.C., Island Press, 1996) Blumenson, John J. -G., Identifying American Architecture: A Pictorial Guide to Styles and Terms, 1600-1945, 2nd edition , (New York, W.W. Norton & Company, 1981) Garnham, H.L., 1985. Maintaining The Spirit Of Place: A Process for the preservation of Town Character 158pages. Kim, Dohyung, “The Evolution of The Image if the City Since Kevin Lynch”, (2003) McHarg, Ian l., Design With Nature, (New York, Natural History Press, 1969.) Simonds, John, Landscape Architecture: A Manual of Site Planning And Design (New York: McGraw-Hill, 1998). Town of McIntosh (employees) Wiedegreen, Eric A., “An Appraisal: McIntosh”, (1975) Web Sites http://user.gru.net/domz/duany.htm http://www.china.org.cn http://www.city-data.com/city/McIntosh-Florida.html http://www.goodgator.com/territory/1890fest/1890fest.htm http://www.ncsmartgrowth.org/archiev/smalltown.html http://www.news8austin.com/content/news_8_explores/ruralvalue Bibliography