In many cities, the
words parking and headache are synonymous. Even small, growing cities,
such as DeLand, wrestle to find the right configuration of retail
stores with a balancing of pedestrian and vehicular traffic and adequate
parking.
“Parking is an
essential element of the success of our downtown area,” said Dale
Arrington, DeLand assistant city manager. “No project for downtown
DeLand is considered without scrutiny of its effect on the demand for
parking. Even when our new city hall was built, the plan called for
razing the old city hall and construction of a parking lot and civic
plaza—two elements that fulfill the needs of a thriving downtown area in
the 21st century.”
DeLand’s growth in
recent years has paralleled that of much of Florida. The city’s
population has grown to 27,000, up 28 percent since the 2000 census.
A recent study of public lands and parking space needs in downtown
DeLand will serve as a blueprint for future growth and development.
The study examined
the viability of repositioning downtown properties, with emphasis on
three areas—the site of the old YMCA, the old county jail, and the
county records storage facility next to the Putnam Hotel.
The study included
discussions with city and county officials. Market information was
gained from local brokers and other research, including the experience
and opinions of Walker Parking Consultants, authors of the study, and
Pizzuti
Solutions, which did the land use and market analysis.
The study also
included financial analysis of projected parking revenues generated
by-monthly permits, transient parking patrons, parking enforcement
and cost projections of parking operating expenses.
The analysis
highlighted DeLand’s downtown assets, including an eclectic mix of
retail and restaurants, a strong daytime population of city and county
employees. Stetson University students and activities, a pleasant and
clean streetscape, redevelopment projects such as the Athens Theater,
Chess Park, etc.
It called for city
and county officials to capitalize on these attributes, and perpetuate
the historical transformation of the downtown area as a friendly,
energetic, inviting and forward-looking place. It identified Woodland
Boulevard, the main north-south arterial, as a primary retail corridor.
The study recommends
DeLand encourage and promote increased walk-ability, create an
historical branding theme, strengthen gateways and improve signage.
Recommendations for
the three sites are based on enhancing downtown DeLand’s commercial,
social and political success by ensuring the area remains vibrant and
relevant. It calls for collaboration between city and county leaders in
sharing resources, and managing the programming, planning, regulating
and visioning efforts of each government.
One recommended tool
to achieve the highest and best use for each of the parcels is to
consider redevelopment/development under the Planned Development
District zoning classification (PDD). This provides flexibility for the
city and private developers.
The recommendation
for the old YMCA site and adjoining lots, north of E. Rich Avenue and
east of N. Woodland Boulevard, is the creation of an area preliminarily
referred to as “City Place.” One concept for the area includes open-air
and enclosed retail space and increased residential areas, but adequate
nearby parking has been an impediment.
The site of the old
jail onWest New York Avenue, south of the historic courthouse, and a
second parcel just south of that location and facing W. Georgia Avenue
(used for parking county vehicles) seem well positioned for development
of professional office space with a three- or four-story building.
However, again parking remains the biggest hurdle to this project.
Parking to serve as many as 255 employees of a new office building would
need to be
off premises in an existing or a new parking lot near the existing
county parking lot. The county would need to find 200 spaces for its
employees in other nearby parking lots.
No matter what the
use for the redeveloped jail site, the lack of on-site parking will be a
challenge, the study suggests.
A county building
used for records storage on W. New York Avenue, south of City Hall and
west of the Putnam Hotel, is prime property that’s well positioned for a
better use. The sale of this parcel for appropriate development would
enhance the area and generate enough profit to fund relocation of the
records facility to a location closer to the courthouse or library. It
also would support the city’s goal of seeing the Putnam Hotel
redeveloped.
The study recommends
city and county leaders work together in public/private partnerships for
the best development of each of these sites. It calls for an
appraisal of the three parcels, along with a comprehensive market study
that will confirm support for potential end-users and help facilitate
interest among private developers, with city incentives as an
inducement.
