Tuesday, July 10, 2012
Developers are building apartments along Florida’s new commuter rail line -- but if SunRail isn't reliable, both the idea of transit-oriented development -- not to mention SunRail -- could flop.
The SunRail tracks run straight through Florida Hospital’s campus on North Orange Ave. When the commuter train starts in 2014 it will be an important part of the hospital’s plans for a health village, which will include a mix of apartments, shops and businesses clustered around the yet-to-be built rail station.
Developer Craig Ustler says the project will transform the surrounding neighborhood.
“It would look like a lot of people walking, a pedestrian friendly environment, and maybe an evolution to a place where the car doesn’t win all the time.”
Ustler is counting on residents for a 250 apartment, $38 million complex he’s building a few blocks from the hospital.
The idea behind transit-oriented development (TOD) is to create pedestrian- friendly environments with access to transportation alternatives to the car. Local officials, like Orlando Mayor Buddy Dyer, are excited about its potential.
“Transit-oriented development is popping up all around these stations, giving us new places to work, live and play," said Dyer when SunRail got the final go-ahead a year ago.
"New companies moving in, new jobs being created. People saving money because they don’t have to use their car. People saving time because they’re not stuck on I-4.”
With ten thousand hospital employees and about three thousand students at the College of Health Sciences, all of them potential rail passengers, shoppers or tenants, Florida Hospital is ripe for TOD.
To make it work, though, the rail has to run often and on time. And right now SunRail won’t run on weekends.
Gregg Logan, managing director of the Orlando real estate advisory services firm RCLCO, says that could be a problem.
“If it’s not convenient, then people won’t use it and that will be a self-fulfilling prophecy of ‘see, we shouldn’t have funded it because people aren’t using it,'" says Logan.
"Well, people will use it if it’s convenient.”
SunRail says it will extend the service if there’s demand.
TOD is still untested in Central Florida, and that’s made it challenging for developers to get financing for big projects around rail. Compared to cities with well-established mass transit system like New York, Central Florida’s urban environment is relatively young, with most of the big growth springing up in the last 50 years. But Gregg Logan says that could be an advantage.
“I guess the good news is we can go to some of these other places and look at what worked," he says, "and borrow some of their best ideas.”
Logan says Central Florida should take inspiration from Portland’s street car and the Washington DC Metro, where TOD has driven up the value of land around rail stations. While Florida Hospital has big plans for development, some of the other stops along the rail line aren’t as far advanced.
One landowner trying to attract business for a potential development is Tupperware. Spokesperson Thomas Roehlk says the company has 100 acres for mixed use set aside at its headquarters near the Osceola Parkway station.
“We haven’t had the interest yet from businesses, partially as a consequence of the fact that we are in phase two, so we’re four years out from having a station, and secondly just because of the slow uptick to the economy," He says.
However, Roehlk believes Tupperware’s plan will succeed in the long run because of the location’s proximity to another major transport hub -- Orlando International Airport.
Meanwhile, developer Craig Ustler says once the train starts running past his building at Florida Hospital, Orlando residents will begin to see the potential for a well-planned urban environment.
“I think the vast majority of people have woken up to the fact that living 30 miles away from where they work, and driving, and the price of gas and all that is probably not the most efficient thing in the world," says Ustler.
"We still need some time to work through exactly how to fix that and how to give people the tools to make a move.”
Ustler's apartment complex breaks ground next month.