Upload
ben-bryant
View
224
Download
0
Tags:
Embed Size (px)
DESCRIPTION
Urban Design Visions for Aruba: San Nicolas, University of Pennsylvania 2011
Citation preview
ORANJESTADURBAN DESIGN VISION PLANS FOR ARUBASAN NICOLASURBAN DESIGN VISION PLANS FOR ARUBA
SAN NICOLASURBAN DESIGN VISION PLANS FOR ARUBA
UNIVERSITY OF PENNSYLVANIADepartment of City + Regional PlanningCPLN 760 Urban Design Studio Fall 2010
2 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
TABLE OF CONTENTS
ACKNOWLEDGEMENTS 4
EXECUTIVE SUMMARY 6
1. INTRODUCTION + ANALYSIS 19
2. CITYWIDE VISIONS + STRUCTURE PLAN 35
3. SHORT-TERM DOWNTOWN STRUCTURE PLAN 53
4. LONG-TERM DOWNTOWN STRUCTURE PLAN 75
5. REGIONAL AMENITIES STRUCTURE PLAN 91
6. CONCLUSIONS + RECOMMENDATIONS 115
UNIVERSITY OF PENNSYLVANIA | PENNDESIGN 122
STUDIO FACULTY + PARTICIPANTS 123
4 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
ACKNOWLEDGEMENTSThe Urban Design Vision Plan for San Nicolas was prepared by students in an Urban Design Studio at the University
of Pennsylvania’s Department of City and Regional Planning during Fall Semester 2010. Students in the Departments
of City Planning and Landscape Architecture were responsible for the production of the studio work, with guidance
from their instructor team of Michael Larice, Gary Hack and Jonathan Fogelson. A team of students, recent
graduates, and instructors were responsible for producing this document, which was largely designed and laid out
by Ben Bryant. Special thanks to Sarah Marks and Hannah Bryant, who helped edit and proofread the documents.
The studio was jointly funded by the Government of Aruba, the American Planning Association, and the School of
Design at the University of Pennsylvania. We are grateful to these institutions and their staffs for their generous
support of the studio, as well as their assistance in public charrettes, site tours, client meetings, and public
presentations. We are particularly thankful for the tireless work of Daphne Every from the Aruba Monuments Bureau
and John Reinhardt from the American Planning Association without whose help the studio would not have been
possible. We appreciate the guidance of the many Aruban residents, business owners, and officials who took the
time to engage us in the Aruba workshops and final presentation in Philadelphia. We are grateful to the Oranjestad
Renaissance Hotel and Conference Center for their hospitality and accommodation.
The students and faculty would like to thank the following people and organizations who contributed to the success of the studio:
GOVERNMENT OF ARUBA
Mr. Mike Eman Prime Minister
Mr. Oslin (Benny) Sevinger Minister of Integration, Infrastructure and Environment
Ms. Jocelyne Croes Minister Plenipotentiary
Mr. Emil Herde Advisor to the Minister, Infrastructure Advisory Team Member
Mr. Fredric Every Chief of Staff, Ministry of Integration, Infrastructure and Environment
Ms. Daphne Every Landscape Architect, Aruba Monuments Bureau
5URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
THE AMERICAN PLANNING ASSOCIATION
Mr. Paul Farmer Executive Director and Chief Executive Officer
Mr. John Reinhardt Program Manager
Mr. Thomas Bassett Program Associate
THE UNIVERSITY OF PENNSYLVANIA - PENNDESIGN
Ms. Marilyn Jordan Taylor Dean, School of Design
Mr. Chris Cataldo Director of Finance and Administration
Ms. Christine Reid Business Administrator
Ms. Kate Daniel Dept. Coordinator, City and Regional Planning
Ms. Roslynne Carter Admin. Assistant, City and Regional Planning
Ms. Stacy Ritchey Operations Assistant, Office of Operations
Mr. Karl Wellman Director of Operations, Office of Operations
STUDIO CRITICS
Ms. Patty West Landscape Designer, Andropogon Associates, Ltd.
Ms. Susan K. Weiler Partner, The Olin Studio
Prof. Harris Steinberg Director, Penn Praxis, PennDesign
Prof. John Landis Chair, City and Regional Planning, PennDesign
Prof. Laura Wolf Powers Assistant Professor, PennDesign
Prof. Domenic Vitiello Assistant Professor, PennDesign
Prof. Michael Nairn Adjunct Instructor, PennDesign / Urban Studies
Mr. John Robinson PhD Candidate, PennDesign
Prof. David Gouverneur Assistant Professor, PennDesign
Prof. Witold Rybczynski Professor, PennDesign & the Wharton School
Ms. Catherine Bonier PhD Candidate, PennDesign
6 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
INTRODUCTION + ANALYSIS
This Urban Design Vision Plan is the result of
collaboration between an urban design studio at the
University of Pennsylvania’s School of Design, the
Government of Aruba, and the American Planning
Association. The primary objectives of the studio
were educational; to expose and engage students in
urban design issues and skills building exercises that
could help prepare them for future careers in urban
design and planning. The team from UPenn toured
the island and then broke into two groups; with 8
students focusing on San Nicolas and 13 students
focusing on Oranjestad. They took the results of two
Renobacion Urbano workshops and charrettes and
began their analysis of the two cities. After collecting
data and meeting with key stakeholders they returned
to Philadelphia to produce the Vision Plan you see
in front of you. Through first hand observation and
experience, research, and interviews the following
challenges and opportunities were identified for San
Nicolas.
RETAIL TROUBLES – San Nicolas has a shortage of
both local and tourist-driven retail.
NEGLECTED PUBLIC REALM – Much of the public
realm of downtown San Nicolas is under-developed
and unfriendly.
RED LIGHT DISTRICT- Currently, there is no specialized
district for adult entertainment in San Nicolas nor are
there any specific signage regulations being enforced.
LAND VACANCY - Both retail and housing vacancies are
challenges for San Nicolas and the region. There are
many vacant parcels in downtown San Nicolas, and they
are an impediment to creating a safe, vibrant downtown.
ACCESS AND CIRCULATION - Downtown San Nicolas is
extremely disjointed from the ocean. There is virtually
no pedestrian or bicycle connection from the downtown
to any of the beaches as well.
RENOVATION OF BABY AND RODGERS BEACH - The
beaches and adjacent recreational facilities are in need
of substantial restoration.
FRAGMENTED NEIGHBORHOODS - There are many
neighborhoods around the periphery of downtown San
Nicolas. These neighborhoods are fragmented from each
other by environmental barriers, a lack of infrastructure,
and disjointed road networks.
FLOODING – Stormwater infrastructure to deal with even
moderate rain events is poor.
EXECUTIVE SUMMARY
7URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
UNCERTAINTY OF REFINERY - San Nicolas was developed
around the refinery as its sole economic basis, but
the refinery has scaled back and repeatedly ceased
operations. Although the refinery is scheduled to come
back online within the year, its long-term viability is still
in question.
REMEDIATION - Much of the areas within and around the
Valero lands have been cleaned up, but there is still the
possibility of soil and water contamination.
TOURISM - Over seventy percent of Aruba’s GDP is
based on tourism, yet most tourists don’t even know
San Nicolas exists. Currently, very few tourists visit San
Nicolas and only do so on day trips to Charlie’s Bar, the
beaches, or adult entertainment venues.
NATURAL ASSETS - The existing natural assets of Seroe
Colorado are one of San Nicolas’ greatest opportunities.
However, many of these landscapes are in need of
restoration or at least careful management.
CITYWIDE VISIONS + STRUCTURE PLAN
Several vision statements and design principles emanated
out of the analysis of San Nicolas and are supported
by the results of the Renobacion Urbano II workshop.
These Vision Statements should be the guiding direction
of future planning and implementation, while Design
Principles provide educational ideas for achieving the
visions. Five vision statements guided our work in San
Nicolas.
Each of these vision statements is supported by several
related design principles. The San Nicolas Vision Plan
applies each of these to the various urban components
that make up the plan’s proposals. Collectively these
proposals are presented in a Citywide Structure Plan
diagram.
VISION 1 - NEW MODEL FOR TOURISM: San Nicolas’
tourist economy will emphasize both natural resources
and cultural assets. Design Principles: 1.1 Infill
development can emphasize culture and heritage
tourism. 1.2 Eco-tourism development can be used to
preserve the existing ecologies of San Nicolas. 1.3 Making
amenities accessible to both locals and tourists can
provide for greater diversity and economic sustainability.
8
EXECUTIVE SUMMARY
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
VISION 2 - CONNECTED NEIGHBORHOODS: The people
of San Nicolas will be connected to valued places
and communities. Design Principles: 2.1 Connecting
downtown San Nicolas with the ocean can provide
new cultural and economic opportunities for the
city. 2.2 Meaningful infill development can connect
neighborhoods. 2.3 Developing and enforcing growth
boundaries can ensure neighborhood density. 2.4 Multi-
modal transit can make neighborhoods more accessible.
2.5 Neighborhood centers can be established as sites of
social interaction.
VISION 3 - A REGIONAL PARK SYSTEM AND ECOLOGICAL NETWORK: A park system for the San Nicolas region will
protect existing natural resources and restore degraded
ecosystems. Design Principles: 3.1 New parks can be
created by restoring natural areas in the region. 3.2 Linking parks and natural areas together can create a
more accessible and resilient ecological network. 3.3 The use of native and drought resistant plant species can
help conserve water resources and reinforce the natural
identity of the island.
VISION 4 - ECONOMIC DIVERSITY AND DEVELOPMENT: The refinery site will become a catalyst for new
opportunity in the San Nicolas region. Design Principles: 4.1 Remediating the site with ecologically regenerative
plant life and integrated landscape systems can provide
a cost-effective long-term solution to soil contamination.
4.2 Future public works projects can be designed around
existing refinery infrastructure to minimize inputs
and costs. 4.3 Transferring designated land to other
parties can reconnect the Valero lands to the rest of the
region. 4.4 Repurposing land for a variety of uses can
provide greater economic diversity for the region. 4.5 Sustainability planning can help reduce the ecological
footprint of new development of the refinery and provide
suggestions for more appropriate design solutions.
VISION 5 - A DOWNTOWN FOR EVERYONE: San Nicolas
will be a revitalized, imageable, and vibrant place that
attracts both residents and tourists. Design Principles: 5.1 A vibrant downtown can attract culture and heritage
tourists to its unique character and amenities. 5.2 Designating special zones for red light uses can ensure
safety and comfort for all downtown users. 5.3 Creating
strong visual connections and wayfinding signage can
orient visitors and support easier navigation for tourists. 5.4 Providing a downtown transportation system
that connects attractions and amenities can increase
connectivity and access for tourists and locals. 5.5 Encouraging strong local retail and community amenities
can strengthen the regional economy.
The San Nicolas Citywide Structure Plan is a physical
diagram that shows the arrangement of key proposed
elements of the city organized collectively in a
framework for development. Its timeline is long-term;
9
EXECUTIVE SUMMARY
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
however, many of the projects can be started right now.
The aims of the proposals are to connect the entire
region and provide new economic support for the area.
CONNECTIVITY: The regional plan provides a framework
for increased connectivity between downtown San
Nicolas, adjacent neighborhoods, and the waterfront.
This can be achieved through new road, bicycle, and
pedestrian networks.
ECONOMIC DIVERSITY: The downtown proposals focus
on a new civic center and marketplace, a revitalized
main street, local-serving infill and retail, and a new
downtown commercial center. Within the regional
scale, the proposals focus on larger, long-term economic
development strategies, including a cruise ship terminal,
resorts, and a new institutional center.
LANDSCAPE SYSTEMS: The plan proposes a land
banking strategy for the areas around the periphery of
the refinery. The refinery lands will also be converted
to a number of different ecological uses, including a
tree nursery, a water treatment park, a recreational
adventure park, and a phytoremediation field.
SHORT-TERM DOWNTOWN STRUCTURE PLAN
The short-term structure plan consists of proposals that
can be implemented quickly and completed within three
to five years. The themes of the short-term structure
plan are revitalization, regeneration, and economic
recovery. Its goal is to infuse San Nicolas with catalytic
energy that spurs a multiplying effect within the town’s
economy, cultural capital, and social capital. All of these
proposals seek to revitalize the downtown district of
San Nicolas through infill development, streetscaping,
and public realm improvements. Our goals for the
downtown entail: creating a new public park and market
in the center of town, improving retail opportunities
through the creation of a new art and shopping district,
consolidating red light entertainment into a single
district, and creating pedestrian streets and a new
neighborhood locus in the Village.
A NEW CIVIC CENTER INITIATIVE - The new civic center
provides a locus for downtown San Nicolas. The site will
include a market plaza with as well as shaded outdoor
seating space. One market building will act as a stage for
performances in the market square or park. A large park,
consisting of a flexible civic lawn, is also planned around
the existing residential and historic buildings. Around the
park is a tree-lined promenade, and a small playground.
10
EXECUTIVE SUMMARY
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
The civic core is also framed by infill of various uses,
including new housing, a museum, and other institutional
buildings.
A REDEVELOPED DOWNTOWN ART AND SHOPPING DISTRICT- Economic instability has resulted in a dying
shopping district with high vacancy. This proposal is
also based on providing a new anchor for the area: the
Gerrit Rietveld Art Academy, a design school based in
The Netherlands. This school will provide the catalyst
for the district, bringing new users to struggling shops.
The new shopping district will also build off a revitalized
public realm. The existing Art Deco building stock could
provide a unique shopping experience and sense of place.
Paving patterns will be used as wayfinding and structural
elements for streets, plazas, and intersections in the art
and shopping district. New street furniture, street trees,
and ornamental vegetation will also be added.
A REIMAGINED ENTERTAINMENT DISTRICT - This proposal
retains the red light uses in San Nicolas within an
autonomous district located along Rembrandtstraat, and
redevelops Main Street as an entertainment district.
The adult entertainment district will have public realm
improvements such as trees, seating, decorative lighting,
and exterior building improvements. The area should be
converted to pedestrian only access. The streetscaping
improvements provide an opportunity to link the public
realm between the shopping and entertainment districts.
The Main Street and adult entertainment district will
be terminated at both ends by large hotels. These two
hotels will bring a much needed density of tourists
directly into downtown San Nicolas.
A RENEWED VILLAGE - This neighborhood improvement
demonstration project concerns the regeneration
of existing neighborhoods in terms of physical
infrastructure, social capital, and economy. A
neighborhood commons, built around the existing public
basketball court, is the centerpiece of this plan. A
canopy of trees offers shade, and raised planters with
integrated seating create an amphitheater around the
basketball court, which can double as a performance
area. Side streets in the Village will be converted into
woonerfs, a Dutch design concept for shared streets.
Infill development will replace “missing teeth” in the
Village with new housing, boutique-scaled retail, and
community space. This infill development will also
continue local building traditions in order to harmonize
with the Village’s existing fabric.
11
EXECUTIVE SUMMARY
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
LONG-TERM DOWNTOWN STRUCTURE PLAN
LONG-TERM DOWNTOWN STRUCTURE PLAN STRATEGY
- The downtown long-term structure plan strategy
proposes two key overarching ideas. First, future
development on the south side of the island should
be concentrated around a new waterfront core for
the city. The commercial, institutional, residential,
and tourist development that might accompany such
a waterfront would increase traffic flow and energy
in the downtown in a move to revitalize San Nicolas.
Second, future development around San Nicolas should
include shaded, walkable public space and direct public
access to the waterfront and other amenities. Creating
an urban waterfront that is truly open to and used by
the public is essential for the people of Aruba. The
San Nicolas waterfront could provide necessary public
access and create a new and unique experience on the
island of Aruba while still maintaining a distinctly Aruban
character.
The long-term downtown structure plan shows a
potential expansion of the downtown directly to the
water and toward the south-east and Seroe Colorado.
The proposed development includes: a public harbor
connecting downtown San Nicolas to the water; a cruise
ship terminal; an education and research campus; an
Aruba welcome center; an energy museum; a marina; a
regional public recreation and regenerative landscape
network; hotel, rental-condo, middle-income, and
student residential space; commercial space for
shopping, restaurants, bars and cafés, as well as light
industrial and production areas; athletic fields; a
public beach; a look-out pavilion; and a performance
amphitheater.
CIRCULATION STRATEGY - The circulation strategy for
the expanded downtown seeks to address the current
conditions and allow for new opportunities within and
around the Valero lands. The location of the oil refinery
poses several circulation constraints; New circulation
systems can be used to connect catalytic developments
to the east and south of the existing downtown. A new
road acts as a throughway from the shopping district
through the entertainment and university districts to
beaches and other recreational facilities to the east.
Circulation in the new university district will also
extend existing streets from the Village to the east and
encourage linkages to recreation and downtown.
LAND USE AND DEVELOPMENT STRATEGY - When the
oil refinery eventually goes offline, development to the
south of San Nicolas will finally connect the city to the
water. Construction of an inviting public space between
the town and the ocean can begin soon after the refinery
12
EXECUTIVE SUMMARY
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
closes down. Docks located on the refinery lands will be
converted to hold passenger cruise ships. Land near the
downtown will be designated for the future growth of San
Nicolas, including waterfront hotels and condominiums.
Land to the east of San Nicolas will become available
for new development opportunities. Such opportunities
include a new research and development campus for
renewable energy technologies.
A NEW DOWNTOWN WATERFRONT - Providing quality
public space to the people of San Nicolas is the primary
goal of the Downtown Waterfront proposal. The
waterfront access that is created by the new harbor is
framed by public space, which connects the new center
of downtown to the water through a series of public
plazas. This new waterfront development will provide a
density of residents and tourists large enough to support
greater economic development in the retail, service,
and hospitality sectors. The mouth of the harbor is
punctuated by a new cruise ship terminal building on
one side and a public look-out pavilion on the other. The
topography slopes gradually upward from the mouth to
the town, creating a slow, smooth grade upward for the
buildings and streets. As you reach the elevation of the
town, the ground levels, and both sides of the harbor
empty into a plaza framed by the Aruba welcome center
and the energy museum.
NEW DOWNTOWN NEIGHBORHOODS AND NODES -
Valero lands within the immediate vicinity of downtown
will be absorbed into the existing fabric of the city
and will be used to strengthen physical and social
linkages throughout the region. Much of the downtown
extension will be directed toward commercial and
institutional development. The cruise ship terminal,
campus, marina, residential neighborhoods, and public
space bring additional activity and energy to San
Nicolas. The residential area in the expanded downtown
waterfront area integrates tourist housing and amenities
into the city, creating a unique destination and a
lively neighborhood. The creation of a neighborhood
supporting the housing needs of students and faculty will
also be dovetailed into the existing downtown Village.
A NEW ANCHOR INSTITUTION AND MARINA - The
research and development center for renewable energy
technologies will be able to replace the oil refinery as
a large economic generator for the city. The research
and development campus has four main sections. On the
north end of the campus, single-family and multi-unit
apartments will be constructed to house faculty and
their families as well as students, visiting scholars and
scientists. South of the campus housing, will be a block
that acts as an intersection of residential, commercial
and institutional land uses. The campus will not only
conduct research on cutting edge energy technologies,
but also employ these new energy technologies in
13
EXECUTIVE SUMMARY
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
the site design. The individual buildings of this part
of the campus will be connected on the second floor
by a network of walkways and awnings that integrate
solar panels into the shading structure. The southern
end of the campus allows for large-scale development
opportunities that take full advantage of its waterfront
location, as well as recreational fields and a marina.
REGIONAL AMENITIES STRUCTURE PLAN
GOALS / INTENSIONS - There are five main goals and
principles for the regional structure plan of the San
Nicolas Region. These five goals will work together to
create new opportunities for the region. They are: to
build a more diverse economy unique to the island;
to improve the access, circulation, and connectivity
of the region; to restore and reclaim valuable Aruban
landscapes; to provide new recreational opportunities;
and to achieve a more focused development.
The Regional Structure plan proposes the creation of a
new road network, based on the existing street system
that will allow for both more north/south and east/
west connections. In addition to this street network, a
new bicycle network is also proposed for the region. The
plan also addresses another element of connectivity and
circulation: ecological networks. Currently, the natural
areas in the San Nicolas Region are separated one from
another. The proposed regional bicycle network, which
will allow walkers and bikers to access the different
amenities of the region, will be a part of the larger
ecological network. Resort will also work to support this
network. This plan also calls for the restoration of the
recreational facilities at Baby and Rodgers Beaches and
Commanders Bay as well as the creation of a new Marina
adjacent to the downtown. The final goal of the regional
structure plan is to ensure a more focused development
in the region. Through the use of a greenbelt, the plan
proposes that all future development be concentrated in
already urbanized areas such as in the Downtown or at
Seroe Colorado.
RECREATION NETWORK STRATEGY - The creation of a
new regional park system and ecological network will
be valuable to the San Nicolas Region for a number of
reasons: It will re-knit the ecological fabric of the region,
create new recreational opportunities for residents and
guests, and reclaim valuable Aruban landscapes. By
linking these sites together with Arikok National Park
in an ecological network, there is opportunity to begin
to restore the San Nicolas Region. The restoration and
creation of new parks in the San Nicolas region will also
improve recreational opportunities for both residents and
guests. In this way, these new and restored recreational
opportunities will be both environmentally-savvy and
economically feasible.
14
EXECUTIVE SUMMARY
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
A NEW TYPE OF TOURISM + ADVENTURE CENTER - There
are three major structuring devices for Refinery Park:
the trail system and corridor that run through it, existing
infrastructure, and the need for ecological restoration.
The trail system and corridor are linear elements that
run through the park. Where practical, connections from
this trail system are made to elements within the park
and to the surrounding areas. Key infrastructure will be
retained in order to create a new dive center, a new
kayak center, fishing piers, a viewing tower with climbing
structure, and a new tourism and adventure center.
There are several key elements that this tourism and
adventure center should include, such as a visitor center,
hostel, and campground. Depending on availability of
space and financing, other elements such as a bicycle
rental shop, indoor climbing wall, skate park, cafes and
restaurants could be included. The natural landscape
is the final structuring device of Refinery Park. Based
largely on topography, the landscape should be restored
to begin to re-create a functioning ecosystem for the
region.
RE-IMAGINING A RESORT AND GOLF COURSE DEVELOPMENT - The remaking of this existing
resort proposal has the possibility of preserving the
extraordinary qualities of the place, without taking
anything away from the Aruban people or prospective
tourists. The main elements of the proposal are: a golf
course, resort development, ecological bike network,
and public park at Colorado Point. This project provides
two alternative proposals for maintaining public access
to Colorado point, while continuing to provide the
economic incentives of a new golf course development.
The first begins with the development program that is
currently on the table and makes a few adjustments to
increase public access to the waterfront and preserve
existing habitat. The second proposal moves about
half of the golf course holes inland to create a larger,
continuous publicly accessible park along the coast. The
goal of a shared public-private circulation system is to
increase public use of the golf course and resort, without
impeding golf course activities. The use of a shared cart,
pedestrian, and bicycle path would link the two public
parks on each end of the golf course, providing a safe
throughway for viewing the habitat preserves within the
golf course.
CREATING PRODUCTIVE LANDSCAPES - Much of
the refinery site outside of the immediate vicinity
of Downtown could be repurposed for productive
landscapes. Productive landscapes are landscapes that
perform active uses like agriculture, remediation, or
purification through biological processes. The refinery
site could provide two different types of productive
landscapes: a plant nursery/remediation project and a
water treatment plant/park. Both proposals combine
economic generators with restoration projects, creating
multi-functional, robust landscape systems. The nursery
15
EXECUTIVE SUMMARY
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
would accomplish two goals: bio-remediating refinery
lands and growing native and ornamental vegetation for
the island. The second type, a water treatment facility,
uses the existing refinery infrastructure to collect, store,
and distribute fresh water to the region. This would not
only lessen pollution to the surrounding reefs, reduce
energy consumption on the island and but also provide
opportunity for job creation.
CONCLUSIONS + RECOMMENDATIONS
The Vision Plan for the San Nicolas region has
investigated opportunities and new ideas for revitalizing
the downtown, neighborhoods and environmental assets.
These visions were ultimately expressed in a series of
frameworks and proposals. They seek to create a new
identity for the city without losing the diversity of
existing city. The Urban Design Vision Plan for San Nicolas
suggests a series of structures and projects for the city.
These projects are meant to be instructional; They are
intended to give an idea of possibilities for a site or key
issue. These proposals do not represent a master plan,
but a diagrammatic structure of different moves. Many
of the projects show alternatives for achieving a desired
goal through a variety of means. The structure plans are
also meant to emphasize the range of possibilities for San
Nicolas in different time scales.
1. UNDERSTAND SAN NICOLAS’ ROLE IN NATION BUILDING - San Nicolas has the opportunity to re-cast
itself as a new international destination. New projects in
San Nicolas could be a chance for Aruba to brand itself
with a new approach to international development. San
Nicolas needs to recognize its potential as a world class
Aruban city, and the effect that substantial development
in the region would have in remaking the nation.
2. SOLIDIFY AND COMMUNICATE THE VISION REGULARLY
- San Nicolas is in the process of forming a new identity
for itself. The government and other key stakeholders
need to continue to solidify their long-term goals for
the region. After this vision has been structured, the
community needs to be continually informed in order to
promote common ownership of these visions.
3. CREATE CAPACITY FOR PLANNING AND CITY MANAGEMENT - In order to ensure the continued
success of any new project, San Nicolas needs a local
planning institution and staff. This will be essential to
implementing and maintaining projects of any scale.
The city is also in need of a City Manger that can be held
accountable for continued maintenance and oversight of
the public realm, land use, and urban design goals. This
will also help to ensure that projects are not shelved
every time there is a change in government leadership.
16
EXECUTIVE SUMMARY
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
4. INVOLVE THE COMMUNITY IN DECISION-MAKING PROCESSES - San Nicolans have a strong culture of
organizing, and this should be utilized in the visioning
process. A community that feels engaged in the
vision-making for their city will feel more inspired to
participate in the project. An open dialogue between
the community and government also builds trust, which
will help strengthen long-term relationships between the
government and the residents.
5. DECIDE ON A POLICY FOR THE FUTURE OF THE HISTORIC DOWNTOWN - The design interventions for
the short-term downtown structure plan hinge on a
number of different policy changes in the city. The
most significant of these policy changes would be the
extension of retail hours to allow shopping opportunities
for commuters returning from the north end of the island
and adjustments to the existing land use and zoning
policies to consolidate the red light uses into a single
district.
6. DETERMINE AN ECOLOGICAL AND LAND MANAGEMENT STRATEGY TO PRESERVE VALUED RESOURCES - Many
goals of the long-term structure plan hinge upon
purchase, restoration, and management of large tracts of
land. The enforcement of existing growth boundaries and
development of a land banking strategy will also require
a greater institutional capacity for land management.
7. CLARIFY THE CITY’S CIRCULATION AND WAYFINDING SYSTEMS - Circulation and wayfinding is a major element
of nearly every area structure plan in San Nicolas.
A comprehensive plan for the long-term circulation
network should be discussed prior to establishing new
roads since the road network will likely influence
new patterns of development in areas that are poorly
accessible. The region is also in need of increased means
of pedestrian and bicycle circulation.
8. WORK WITH THE REFINERY TO ACCOMPLISH SHORT-TERM GOALS DURING OPERATION - Although most of
the visions for the Valero lands are long-term in scope,
there are projects that could begin prior to the complete
closure of the refinery. These may include the creation
of an access road through the refinery lands to increase
connectivity to the beaches and resorts and the starting
of on-site bioremediation.
9. WORK WITH KEY EDUCATIONAL PARTNERS IN CAMPUS PLANNING - The Urban Design Vision for San Nicolas
includes two new educational campuses in the city.
Local government needs to actively work with these
educational partners, the Gerrit Rietveld Academy
and the Delft University of Technology, to ensure new
institutions are mutually beneficial for all parties.
17
EXECUTIVE SUMMARY
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
10. UNDERSTAND THE REFINERY’S LONG-TERM ACTION PLAN - It is essential that local government and
community groups develop and implement a long-term
plan for the site as soon as possible. If this happens,
planners can take steps to implement projects as refinery
areas go offline, without having to wait for the total
closure of the site in order to begin a visioning and
implementation process.
11. PRIORITIZE AND IMPLEMENT NON-PATH DEPENDENT PROJECTS - There are still projects of multiple scales
that can be implemented in the short-term. These
include projects in the existing core of San Nicolas, as
well as restoration efforts at Baby and Rodgers Beach,
resort development, and circulation improvements
between the city and its periphery
12. ACCOMPLISH WHAT SEEMS EASIEST - In order to
stimulate interest in larger, more complex projects,
government officials should start with simple, quick, and
implementable projects. Public realm improvements
and demonstration projects are highly visible, and can
serve to bolster support for larger interventions. These
projects allow residents to understand what form their
visions are taking, furthering their potential ownership of
the plans.
URBAN DESIGN STUDIOS AT THE UNIVERSITY OF PENNSYLVANIA
THE ARUBA URBAN DESIGN STUDIO
INTRODUCTION TO THE ISLAND + CITY
CITYWIDE CHALLENGES + OPPORTUNITIES
1INTRODUCTION + ANALYSIS
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 201020
CHAPTER 1
INTRODUCTION TO THE STUDIO
URBAN DESIGN STUDIOS AT THE UNIVERSITY OF PENNSYLVANIA
This Urban Design Vision Plan is the result of
collaboration between an urban design studio at the
University of Pennsylvania’s School of Design, the
Government of Aruba, and the American Planning
Association. The studio was comprised of 21 city
planning and landscape architecture students, two
professors, and two assistant instructors. The primary
objectives of the studio were educational: to expose and
engage students in urban design issues and skills building
exercises that could help prepare them for future careers
in urban design and planning. Other than a handful of
students with undergraduate design experience, most of
the course participants had little previous experience in
studio project design. They came to this introductory
studio with prerequisite design knowledge, including
courses in design computing, urban design research
methods, neighborhood planning practice, and other
foundational city planning and landscape courses.
Parallel to these educational objectives, design goals
in our urban design studios typically take a pragmatic
and real-world approach to addressing challenges and
solving problems presented by our clients. Our studios
incorporate a wide variety of professional perspectives,
including development, economic, and political concerns.
Urban design at UPenn is typically explored through an
expansive sustainability filter, looking at the full panoply
of social, economic, and environmental issues.
The academic studio setting can provide our clients
with an opportunity to explore options and urban design
issues in a low-pressure / low-key manner that helps
to avoid potentially uncomfortable airing of issues and
design discussions in public. Studio products from UPenn
typically consist of formal presentations to the client,
coupled with a printed document that summarizes
studio outputs. Clients have the right to use the final
documents produced by the students as they see fit, with
no restriction on the right of UPenn or its students to
reproduce or use the work for personal or institutional
purposes. UPenn has a long history of client-funded
studios, which helps to differentiate it from other U.S.
urban design programs. As an academic studio, the
project had a final end date after which the students
departed and were not expected to further engage in the
studio project and deliverables. This is different from
standard project consulting, where consultants can be
retained over an extended period. Conference Participants from the June 2010 conference and workshop tour Oranjestad
The entrance of the Valero Oil Refinery in San Nicolas
21
INTRODUCTION + ANALYSIS
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
THE ARUBA URBAN DESIGN STUDIO
In June 2010 the American Planning Association and
the Government of Aruba coordinated a conference
and workshop on the future vision of several areas
of central Oranjestad. The conference was attended
by academics and planning professionals from around
the world, government officials, and members of the
public. Two days of presentations on various urban
design and planning topics were followed by several
days of public workshops and presentations. At the
end of the conference, a set of recommendations
was made by the professional consultants about how
Aruba should move forward in planning the central
area of Oranjestad, including the development of a
coordinated vision and structure plan. In discussion
with the Prime Minister and Minister of Infrastructure
after the conference concluded, representatives from
UPenn´s School of Design agreed to hold a fall semester
urban design studio to address the production of this
document for Oranjestad, in addition to participating
in a 2nd Renobacion Urbano Conference and Workshop,
this time focusing on the town of San Nicolas. As with
the Oranjestad conference, the American Planning
Association took the lead on coordinating the Renobacion
Urbano II conference and producing a summary
document of that event, while UPenn took the lead on
producing the Urban Design Vision Plans for both cities of
Oranjestad and San Nicolas. This document is the vision
plan for Oranjestad.
The studio delegation from the University of Pennsylvania
arrived in Aruba for a 12 day orientation and site visit
during the second week of September 2010. After
touring the island on the first day, the team participated
in the Renobacion Urbano II Conference in San Nicolas,
which was held in a government building in the center
of town. Students and faculty presented on a variety of
topics, including: downtown entertainment districts,
neighborhood planning, sustainable environmental
issues, and industrial redevelopment. Within these
presentations, case study examples pertinent to
the issues of San Nicolas were presented to provide
inspiration and possibility. Lively discussion was joined
by conference attendees from the community and
government. On the second day of the conference a
public charrette was held with conference participants
to discuss key issues of interest, approaches to future
planning efforts, and design directions for several
geographical areas of San Nicolas. The results of the
charrette were presented to the public in San Nicolas
(after a dramatic rain delay) a couple of nights later.
Compared to the earlier Oranjestad conference, the San
Nicolas event was better attended by local residents and
was much livelier with impassioned debate and historical
frustrations rising through discussion. Despite early
Community members sharing thoughts and ideas during the San Nicolas charrette
Studio instructors, students and community members during the September trip to Aruba
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 201022
CHAPTER 1
skepticism on the part of local participants, they left the
event with some degree of hope that the studio’s effort
would prove fruitful. Over the next week, those students
assigned to the San Nicolas Vision Plan toured a variety
of local sites, including the Valero Refinery, valued
environmental resources, neighborhoods, and business
areas. The data, context analysis and vision plan for San
Nicolas will be presented in a separate document from
this one, which focuses on central Oranjestad.
While 8 students continued to focus on San Nicolas
during the second week, 13 students were assigned to
Oranjestad and met with local officials, toured various
sites, and discussed the future of the central area with
local stakeholders. Students working on San Nicolas
were divided into two groups and focused their attention
on the historic downtown area (including the Village),
and regional /refinery conversion issues. In the second
week of the visit, students met with local stakeholders,
toured the refinery, looked at potential development
sites, and took tours of downtown areas. Throughout
the week, the studio was able to witness firsthand the
effects of heavy rain events on the city – seeing the
effects of rapid flooding, standing water, and ineffective
stormwater drainage. For both the San Nicolas and
Oranjestad students, the visit to Aruba helped foster a
change in the minds of some of the students. No longer
was this merely a studio about tourism opportunities on a
posh Caribbean island, but instead it became an exercise
in representing the needs of residents, solving real
problems on the island, and providing a workable vision.
On returning to Philadelphia, the real work of the studio
began. In the first weeks back, students undertook
a site and context analysis of both cities, identifying
key issues and challenges that would become the
prioritized problem statements for the studio. This was
presented to a small group of faculty at the University
of Pennsylvania, who provided comments and suggested
clarifications. This effort was then used as the base
information for creating vision statements and design
principles that would guide later design efforts. These
two exercises took the greater part of four weeks in the
studio before the students began work on group structure
plans for the various geographical areas where they had
previously chosen to work. Students worked in these
groups for the rest of the semester, breaking off to work
individually on specific sites within each group area. Each
student worked circularly between the group structure
plan scale and the individual site scale for a couple
weeks. At the midterm review in late October, the
students presented their structure plans for each of five
geographical areas in the two cities. The structure plans
for each city showed the collective changes suggested
by each group and indicated the design direction of
their individual projects as well. For the remainder of
the semester, groups and individuals worked with their
instructors to refine their ideas and designs.
Students from the University of Pennsylvania touring near Baby Beach outside of San Nicolas in September 2010
Students and studio instructors touring the caves of Arikok National Park
23
INTRODUCTION + ANALYSIS
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
The final presentation took place in mid-December
in Philadelphia. It was attended by many of the
government officials who participated in both Renobacion
Urbano conferences, along with UPenn faculty, invited
guests, and design critics from around Philadelphia. The
presentations took place over two days. The first night
of the presentation provided a summary of the work
over the semester, highlighting both the process and the
products of the studio. This presentation was incredibly
well attended and began with comments from Dean
Marilyn Taylor, APA Director Paul Farmer, Minister Benny
Sevinger, and the studio instructors. Lively discussion
was followed by a reception and dinner for invited
guests. During the next day, the work from San Nicolas
was presented in the morning, followed by Oranjestad
in the afternoon. Coming into this presentation, a
good degree of skepticism existed on the part of the
client with respect to the ability of students to provide
professional level urban design suggestions that would
be taken seriously back on the island. Closing comments
suggested the studio had easily overcome these worries
and that the students had far exceeded expectations and
surprised our client. In early 2011, the work was hung
in an exhibition space in Oranjestad prior to a UPenn
delegation returning to Aruba to present the work in
March 2011.
The Aruba delegation, studio instructors and invited critics review final student projects at the University of Pennsylvania in Philadelphia
Studio instructors and critics discuss student work from the final review
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 201024
CHAPTER 1
SITE + CONTEXT ANALYSIS
INTRODUCTION TO THE ISLAND + CITY
Located 27 kms north of Venezuela, the island nation
of Aruba is one of a string of islands that make up the
Leeward Antilles with Curaçao and Bonaire. As part of
the larger Kingdom of the Netherlands, Aruba is a 33 km
long island stretching roughly in a northwest to southeast
direction. The southern coast is anchored centrally by
the capital city of Oranjestad, with multi-national tourist
development on the northwest coast and industrial
refinery development at the southeast around the city of
San Nicolas. The island has an arid landscape dominated
by various species of thorn tree and cactus, along with
a hot and humid climate. The written history of Aruba
dates back to its first contact by the Spanish in the late
15th Century. Dutch administration of the island began
in 1636 under Peter Stuyvesant and continues today,
although it enjoys special status as an independent
country.
Aruba has a hybrid culture formed by its history of
settlement and colonization, including influences
by the indigenous Arawak, the Spanish, Dutch, and
English, immigrants from South America and other
Caribbean islands, and a large non-permanent tourist
base. Part of this mixed culture can be seen in its
two official languages: Papiamento and Dutch, with
English being spoken widely in business and government
settings. Compared to other Caribbean islands, Aruba
has a particularly high standard of living with low
unemployment. Nearly ¾ of its gross national product
comes from tourism, with the rest coming from oil
refining, services, and local products. Some of the key
challenges faced by the island are concerns about the
quality of urban life, a desire to diversify the economy
and increase domestic incomes, a need for infrastructure
upgrading and stormwater control, water resource and
desalinization issues, and the reinforcement of local
place character in new project design. The Oil Refinery and the Carribean Sea arE dominant features of the San Nicolas region
Typical native landscape and vegetation in the area surrounding San Nicolas
25
INTRODUCTION + ANALYSIS
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Aruba Located in the southern Carribean Sea, the island is part of the Leeward Antilles and sits just off the coast of Venezuela. The two major cities are the capital of Oranjestad and San Nicolas.
Oranjestad
San Nicolas
10km
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 201026
CHAPTER 1
Originally founded as a small fishing Village, San Nicolas
has experienced both great prosperity and great
disinvestment since its establishment. It is a largely Pan-
Caribbean town with many residents of Dutch, South
American, Caribbean, and British descent. San Nicolas
was formerly Aruba’s largest city but now is home to
fewer than 20,000 residents. In 1873, phosphates were
discovered in the hills near Seroe Colorado and Seroe
Culebra outside of San Nicolas, spurring the industrial
economy of the region. By 1879, San Nicolas was being
developed as a service center for mining operations,
and San Nicolas Bay was being outfitted for industrial
use. Mining operations ceased during the first decades
of the twentieth century but were quickly replaced by a
booming oil industry. Lago founded an oil refinery at San
Nicolas Bay and began operations in 1924, revolutionizing
the cultural and economic life of the city. During the
height of refinery operations, prostitution was also
legalized in San Nicolas as a response to the large
population of male contract workers living in the city.
Over the next 50 years, the refinery made San Nicolas
an international hub for industry. Since the 1960s,
the refinery has continually scaled back employment,
leaving the city and its residents with a great deal of
economic uncertainty. The city has also been plagued
with increased crime and drug use in the wake of
widespread unemployment. The city’s formerly vibrant
downtown district is declining rapidly and all but empty.
The blank, concrete wall of the refinery constantly looms
in the background. Despite its position as an economic
anchor for the city, the refinery obstructs any possible
relationship between the city and ocean. In recent years,
master plans for the San Nicolas Region have proposed
new uses and cultural amenities, as well as catalytic
projects for its transition from a primarily industrial-
based economy to one based on tourism. San Nicolas
is now poised to re-define itself as a 21st century post-
industrial city.
1930 1940 1950 1960 1970 1980 1990 2000 2010
9000
7000
5000
3000
1000
REFI
NER
Y EM
PLO
YMEN
T
2015
Before 1925: Fishing village with small phosphate industry
1929: Lago oil refinery opens
Late 1930s-1950s: San Nicolas and Lago experience building boom
Late 1950s-1960s: Competition and mechanization lead to worker layoffs 1970s-1980s: Oil
crises significantly impact the refinery and San Nicolas
Early 1980s: Construction of new government housing in the Village and development of downtown Promenade
March 1985: Oil refinery ceases operations and Aruba focuses on tourist economy
2011: Oil refinery scheduled to reopen
2010: Renobacion Urbano II and small amount of new development
0
1986: Aruba gains ‘Status Aparte’ and economic aid
Mid-1960s: Red Light district emerges
Historic San NicolasThe Oil Refinery has been a driving force of the economy and cultural life of San Nicolas since operations began in 1924
Development HistorySince its opening, the Oil Refinery has influenced the development of San Nicolas
27
INTRODUCTION + ANALYSIS
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
CITYWIDE CHALLENGES + OPPORTUNITIES
Through first hand observation and experience,
research, and interviews, the following challenges and
opportunities were identified for the central areas of
San Nicolas. Several meetings and a design charrette
were held with business owners, public officials, key
stakeholders, and residents to identify the key issues
vexing the city. Some of these were physical in nature,
others were functional, and yet others were management
oriented. Some of the key problems we identified were
applicable on a citywide basis, while others were isolated
to specific locations. The outline below summarizes
these issues in a clear and concise manner but has not
been prioritized. Responding to these challenges will
require a coordinated strategy that can build a stronger
central San Nicolas holistically over time. The proposals
that come later in this vision plan will provide both
catalytic and systemic solutions to these challenges.
In this section, the key challenges across the city are
presented, along with opportunities where they might
exist.
RETAIL TROUBLES – San Nicolas has a shortage of both
local and tourist-driven retail. Most residents work, and
therefore shop, in Oranjestad. This retail leakage puts
further strain on the already struggling local economy.
There are also policy decisions that have contributed
to the lack of viable retail, including early mandatory
closing hours for most shops in Aruba, which are too
early for many residents who work in Oranjestad.
Retail shopping hours need to be extended so that
those working during the day can access shops after
6 pm. There are few structures in place for bringing
tourists to and from San Nicolas, and guided bus tours
only come to the south side of the island to visit Baby
Beach. There is also no clear parking strategy in the
downtown for tourists. These two factors significantly
limit the city’s ability to draw retail revenue from anyone
other than local residents. The only regional attraction
within the city is Charlie’s Bar. Many tourists also have
poor perceptions of safety in San Nicolas, which could
be addressed through wayfinding signage, lighting,
and streetscape improvements. Local serving retail is
also virtually nonexistent in the Village and outlying
neighborhoods. Residents primarily rely on cars to get
them to and from any retail destinations, including the
corner store.
Retail LeakageShopping is done primarily in Oranjestad because San Nicolas shops close before commuters return from work
Regional AttractionsFew regional attractions exist in San Nicolas - Charlie’s Bar, a popular establishment since the heyday of the Oil Refinery, is one of the few
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 201028
CHAPTER 1
NEGLECTED PUBLIC REALM – Much of the public realm
of downtown San Nicolas is under-developed and
unfriendly. Pedestrian space is deteriorated; parks are
few in number; the city’s tree canopy is inconsistent and
disconnected. The public realm is poorly outfitted with
street furniture: benches, lighting, trash receptacles,
bollards, kiosks, signage, and other amenities. Very
few streets have maintained sidewalks and adequate
shading. Many residents park on the sidewalks, further
obstructing pedestrian traffic. There is also litter along
the street and in vacant parcels, and a number of feral
dogs run through the streets. Most problematic is the
lack of shade in Aruba’s hot and humid climate. Trees and
awnings are not used effectively to create a continuous
canopy to provide shade and comfort for pedestrians on
sidewalks or in plaza areas. One of the least inviting
walks is along the refinery wall, which only has a small,
unshaded sidewalk running along its length. Intentional
streetscapes, particularly on key downtown streets and
linkages to the Village, could help to make the city more
walkable and attractive.
RED LIGHT DISTRICT- Downtown San Nicolas is the only
site for legalized prostitution in Aruba. Currently, there
is no specialized district for adult entertainment in San
Nicolas, nor are any specific sex industry regulations
enforced. It is not always easy to distinguish between
traditional and adult entertainment bars, which inhibits
some members of the community from frequenting
any part of downtown after dark. These adult uses
pose challenges to the economic viability of the entire
downtown because many local residents, especially
women and families, do not feel comfortable walking
through many downtown streets. The disinvestment of
Main Street and the red light district has also resulted
in increased crime and drug activity within the area.
The challenge here is finding a way to mitigate between
perceptions of safety and the adult entertainment
industries. Adequate lighting is also needed to ensure
perceptions of safety after dark.
LAND AND BUILDING VACANCY - Both retail and housing
vacancy are challenges for San Nicolas and the region.
There are many vacant parcels in downtown San Nicolas,
and they are an impediment to creating a safe and
vibrant downtown. Vacant parcels provide areas for
dumping, litter, and the proliferation of parked cars. The
poor condition of vacant buildings also contributes to
the negative perceptions of safety. These parcels can be
an opportunity for infill housing and retail development.
Infill development of local retail would bring greater
opportunities for a range of shopping needs, provide
additional jobs, and strengthen the existing urban
fabric. There is also a great deal of vacancy in the
outlying neighborhoods of San Nicolas, especially Seroe
Colorado. Much of this vacancy is due to the fact that
the neighborhood was an exclusively expatriate housing
subdivision prior to the closure of the refinery. Many of
Deterioration of the Public RealmThe public realm of San Nicolas suffers from poor design, inadequate maintenance, and lack of shade given the hot and humid climate
Red Light DistrictThe sex trade industry is legal in San Nicolas, yet there is no formal district for red light uses
29
INTRODUCTION + ANALYSIS
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
the houses belong to the government and have recently
been turned over to private owners. These neighborhoods
have no retail or services and are not within walking
distance of any necessities. They need strategic infill
projects that provide employment, retail, and social
opportunities.
ACCESS AND CIRCULATION - Downtown San Nicolas
is extremely disjointed from the ocean. The closest
oceanfront access from the downtown is a 5 km drive.
There is virtually no pedestrian or bicycle connection
from the downtown to any of the beaches as well. One
trying to walk to the beach would have to walk on the
roadway median along the edge of the refinery wall
for over half the trip. From that point on, there is no
longer even a sidewalk along the road’s edge. Only one
road connects the city to the areas of Seroe Colorado
and Colorado Point, much of which is flanked by vacant
expatriate housing. There is also a lack of access
between San Nicolas and Oranjestad. One major road
links the two cities, and it is often congested during peak
hours. Signage along the road is poor, and visitors don’t
Commercial
Red Light Commercial
Institutional
Residential
Open Space
Vacant
VacancyVacant properties can be found throughout the commercial areas of San Nicolas, and offer opportunities for infill development
Main Bus StationBetter transit options are needed in San Nicolas, such as improved bus service and reliability, as well as better pedestrian and bicycle routes
District Land UseMany vacant and underutilized properties sit in the Downtown and the Red Light District, while at the same time few formal parks and recreation areas can be found in San Nicolas
even know they’ve entered San Nicolas until they’re
a few blocks in. The direction of the two main streets
is not conducive to retail access. Also, bus service is
unreliable and not clearly marked, and there are no
opportunities for bicycle transit between the two cities.
Pedestrian and bicycle access within the downtown core
is also not well-developed. Signage is confusing, and
there are few moments or places where visitors are able
to orient themselves to downtown attractions.
RENOVATION OF BABY AND RODGERS BEACH- Baby
Beach and Rodgers Beach are well-used and well-
loved amenities for locals and tourists. The beaches
themselves, as well as the recreational facilities located
immediately adjacent to them, are in need of substantial
0 740 1,480 2,220 2,960370Meters
1:12,00
1,000m
Water FlowsUntreated stormwater mixes with toxins from the oil refinery as it rushes towards the waterfront and endangers water quality and marine life
Toxins
Under-utilized Green Space
Stormwater Runoff
31
INTRODUCTION + ANALYSIS
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
FRAGMENTED NEIGHBORHOODS - There are many
neighborhoods around the periphery of downtown
San Nicolas. These neighborhoods are fragmented
from each other by environmental barriers, a lack of
infrastructure, and a disjointed road network. Each
of the neighborhoods has a slightly different socio-
economic status and ethnic breakdown. Seroe Colorado
is physically disconnected from the social life of greater
San Nicolas and is plagued by vacancy and a lack of
retail and social services. Community anchors need to be
developed in these neighborhoods to strengthen local, as
well as, regional ties.
restoration. The old recreational fields, as well as the
roads to the beach, flood during every storm event and
are constantly inundated with water. The former Esso
Club complex, which currently houses JADS diving outfit,
is also in poor condition and beginning to deteriorate.
In addition to restoration, the area is in need of an
ongoing maintenance strategy, including litter removal
and upkeep. There are also limited bathroom and shower
facilities other than those located at JADS. Hospitality
services need to be introduced to the area to provide a
better recreational experience for tourists and residents.
Conversely, this area might be replanned for other
more intensive uses associated with beach or recreation
activity.Beaches of San NicolasBaby Beach and Rodgers beach are among San Nicolas’ best loved recreational open spaces - however, restoration is needed to maintain and preserve these spaces for future generations
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 201032
CHAPTER 1
FLOODING – Stormwater infrastructure to deal with even
moderate rain events is poor. When it rains, many San
Nicolas neighborhoods flood. This can cause mobility,
health, and sanitation problems. In the downtown
area, surface drainage to the waterfront means
fast moving water that builds rapidly and inundates
Zeewijk. At times this flooding damages residences
and road infrastructure located at grade. During major,
sustained storm events, the roads to Baby Beach become
impassable. In the outlying neighborhood areas, standing
water pools and turns stagnant over time. This untreated
stormwater damages water quality and endangers
marine and reef life along Aruba’s southern coast. To
protect future investments from flooding and damage,
a comprehensive stormwater infrastructure system is a
priority for the city.
UNCERTAINTY OF THE REFINERY - San Nicolas was
developed around the refinery as its primary economic
backbone, but the refinery has scaled back and
repeatedly ceased operations. Although the refinery is
scheduled to come back online within the year, its long-
term viability is still in question. Even if the refinery
continues operations, it provides a fraction of the
number of jobs it sustained during its peak. Shop and
restaurant owners in San Nicolas are in desperate need of
larger numbers of people to sustain their businesses, and
the refinery may not be able to provide that. However,
the refinery lands themselves provide new opportunities
0 740 1,480 2,220 2,960370Meters
1:12000
1,000m
Government-Government has allocated 26 Million in improvements in region
-Government owns large parcels in Seroe Colorado
-Many Government institutions are present on site, including Prison, Korps Mariniers, and Arikok
San Nicolas Community-Residents and businesses in San Nicolas are ready for a change
-Development can be driven by existing organizations in San Nicolas
Sunrise Rock Development-Attempt to bring tourism to the east side of Aruba
-One resort with 270 rooms and 170 condominiums
-Government approved development plans
JADS / Lago Colony-Once the center of activity for San Nicolas Suid with theatre, ice cream parlor and bowling alley
-When revitalized, the center will become a catalyst for redevelopment in Sero Colorado
Valero-Occupies 489 acres, though only 70% of the site is active
-Key actor in determining the future of San Nicolas
Key Actors + Institutions
33
INTRODUCTION + ANALYSIS
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
for downtown expansion, new industries, and parks. San
Nicolas needs a long-term vision for the region in the
event the refinery goes offline again permanently at
some point in the future.
REMEDIATION OF CONTAMINATED LANDS - The Valero
lands and other adjacent parcels have been devoted to
industrial uses for over a century. Much of these areas
have been cleaned up, but there is still the possibility
of soil and water contamination throughout the region.
Stormwater runoff carries large amounts of contaminated
silt into the bay during storm events. This contamination
limits the variety of land uses permissible on the site.
Bioremediation and phytoremediation can take decades
to cleanse a site and should be started on underutilized
areas of the Valero lands as soon as possible.
TOURISM - Over seventy percent of Aruba’s GDP is based
on tourism, yet most tourists don’t even know that San
Nicolas exists, let alone that there would be anything to
see there. Currently, very few tourists visit San Nicolas
and only do so on day trips to Charlie’s Bar, the beaches,
or adult entertainment venues. There are also no hotels
in San Nicolas, so tourists couldn’t even stay in the city if
they wanted to. Plans exist to bring resort development
to Seroe Colorado, which could bring hospitality
jobs back to the local economy. However, there is no
guarantee that these resorts will bring anyone directly
into San Nicolas. The resorts are being introduced
in areas with unique and fragile local ecosystems.
Developing tourist-driven retail and hospitality services
within the heart of downtown would strengthen the
economic basis of the entire region.
THREATENED NATURAL ASSETS - The existing natural
assets of Seroe Colorado are one of San Nicolas’ greatest
opportunities. However, much of these landscapes are
in need of restoration or at least careful management.
Many of these ecologically sensitive areas have been
damaged from mining or refinery operations. Colorado
Point has one of the most unique landscapes on the
island, but the area is difficult to access and is often
covered with litter. Much of this area is also being
considered for resort development. Local residents
frequent these areas, including Colorado Point, and
want to maintain access to the shoreline, caves, and
parks. A balance needs to be struck between economic
and environmental needs in order to protect the fragile
ecologies of San Nicolas.
Natural LandscapesThe areas surrounding San Nicolas contain some of the most beautiful yet fragile landscapes in Aruba
VISIONS + DESIGN PRINCIPLES
CITYWIDE STRUCTURE PLAN + FRAMEWORK
REFINERY CONVERSION + PHASING FRAMEWORK
2CITYWIDE VISIONS + STRUCTURE PLAN
36
CHAPTER 2
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
CITYWIDE VISIONS + STRUCTURE PLANUrban Design Vision Plans present a future goal and
direction for a place. Visions are strongest and most
implementable when they are ‘owned’ by both the
officials who are responsible for seeing them through
and the stakeholders who are most likely to benefit
from them. They must be firmly grounded in the
pragmatic realities of the place but reach beyond what
is conceivably possible. They should help the place
become what it is destined to become from the seeds
that are currently planted there. Good vision plans must
be clear and unambiguous, imageable and inspirational.
They should be based on wide-spread desires for
improvement and change, rather than service for only a
direct few. For vision plans to be effective they must be
communicated easily and regularly. They should become
active policy vehicles for future development decisions.
Successful vision implementation builds an increasingly
larger platform of support for implementation,
including those who would come along later to interpret
and provide new energy for their manifestation. As
broad policy statements about the future, successful
vision planning should be synonymous with a deep
understanding of the current situation, innovative
development, enlightened place-making and inclusive
transformation. Think of visions as the destinations we
are trying to reach.
Design principles, on the other hand, should be
embedded directly within the larger vision plan, but they
function quite differently. Rather than suggesting goals,
they should educate implementers, developers, and
beneficiaries about ideas for achieving particular visions.
Design principles don’t tell us what to do explicitly – that
is the role of the design guideline. Design principles are
mere ideas. They provide thoughts that help justify
the larger vision, show options, and introduce notions
that might not have been considered previously. Think
of design principles as the roadmap that gets us to the
destination.
37
CITYWIDE VISIONS + STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
VISION + DESIGN PRINCIPLES
VISION 1 – A NEW MODEL FOR TOURISM
SAN NICOLAS’ TOURIST ECONOMY WILL EMPHASIZE BOTH NATURAL RESOURCES AND CULTURAL ASSETS.
People from over forty different nations call San Nicolas
home. Their heritage is integral to the experience of
the city. The tourism industry contributes significantly
to Aruba’s GDP, and it is important for San Nicolas to
recognize its potential in this economic sector. While
Charlie’s Bar is currently the only major downtown
attraction, the people of San Nicolas will have other
ways of sharing their history and culture with visitors.
Official historic monuments will be restored to promote
cultural tourism that both visitors and residents can
enjoy. The city of San Nicolas, the refinery lands, and
the surrounding landscape have unique attractions
to draw visitors and can help to make the tourism
experience in San Nicolas different than any other found
in the Caribbean. A number of vacant properties also
exist in the historic core of San Nicolas. The city can
take these existing assets and improve them through
infill development. Also, within the lands outside the
city, new tourist-driven development will both protect
and make accessible the semi-arid landscape of Seroe
Colorado. An eco-tourism strategy will serve to connect
San Nicolas to Arikok National Park. Future development
should emphasize natural resources and cultural assets
while preserving them for future generations. Tourists
should be able to access San Nicolas’ landscape amenities
without barring access to locals. San Nicolas has the
potential to create a unique, post-industrial, Caribbean
destination.
Design Principle 1.1: Infill development can emphasize
culture and heritage tourism.
Aruba’s historical buildings, landscapes, and monuments
are assets that help showcase the island’s diverse
cultural identity and character. Supporting historic
preservation and conserving distinctive landmarks will
both preserve Aruba’s history and energize the cultural
economy. Several development opportunities exist
throughout San Nicolas. These could be designed to
give the people of San Nicolas the chance to tell their
story through their buildings and public spaces. Walking
tours, educational signage, and interpretive centers
could provide a backbone for cultural tourism in San
Nicolas. The city would also benefit from making sure
each monument has a continued maintenance plan and
explicitly states its historic significance to visitors.
LandmarksThrough historic preservation and the maintenance of landmark industrial-era buildings, San Nicolas can develop a unique sense of place
38
CHAPTER 2
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
Design Principle 1.2: Eco-tourism development can be
used to preserve the existing ecologies of San Nicolas.
Eco-tourism is a form of economic development based
on traveling to natural areas and staying in low impact
and environmentally responsible dwellings. It is one of
the fastest growing sectors of the tourism market and
can range from primitive camp sites to high-end resorts.
There is a significant amount of tourist development
planned for the San Nicolas region, much of which is
proposed on greenfield sites near Seroe Colorado. Eco
tourism can be a successful means of generating capital
for preservation projects. New development proposals
should employ strategies to preserve and rehabilitate
existing habitat while still providing a viable economic
catalyst for the region.
Design Principle 1.3: Making amenities accessible to
both locals and tourists can provide for greater diversity
and economic sustainability.
San Nicolas currently contains a wealth of cultural
and natural resources used primarily by local Arubans.
Beaches and protected lands, including Baby Beach,
Boca Grande Beach, and Colorado Point, should be
kept accessible to locals. This could be achieved by
maintaining public roads and parkways to important
sites. A unified parkway system along the entire coastline
will aid in the accessibility of important waterfront sites.
New development, parks, civic spaces, and facilities
should be mutually beneficial for residents and visitors.
VISION 2 - CONNECTED NEIGHBORHOODS
THE PEOPLE OF SAN NICOLAS WILL BE CONNECTED TO VALUED PLACES AND COMMUNITIES.
A number of accessibility and connection problems
impede movement between downtown San Nicolas and
the surrounding neighborhoods. There are few modes
of transportation available. There is only one road that
takes visitors and residents to the ocean and outlying
neighborhoods, and the refinery impedes any view or
access to the ocean throughout most of the city. Many
neighborhoods are disconnected from local services and
economic opportunities. Safer and more comfortable
connections throughout the San Nicolas region will make
places and amenities accessible to the people of the
city. These physical connections will not only improve
movement across the region but also provide the setting
for daily interaction and community gathering. Increased
road and public transit infrastructure will also make San
Nicolas more amenable to tourist-oriented development.
By connecting neighborhoods and valued natural
landmarks, both physically and socially, the region of San
Nicolas will foster a unified community and a rich sense
of place.
Eco-TourismThe semi-arid landscape surrounding San Nicolas, largely left untouched by development, offers unique eco-tourism opportunities not found elsewhere in the Carribean
39
CITYWIDE VISIONS + STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Design Principle 2.1: Connecting downtown San Nicolas
with the ocean can provide new cultural and economic
opportunities for the city.
Creating a new waterfront district can revitalize the
economy of a city. San Nicolas has that opportunity and
should work with Valero on a strategy for opening access
to the water. While the refinery is in operation, unused
land within the refinery walls could be repurposed to
allow access from the neighborhoods to the ocean.
Establishing a beautification committee for the refinery
wall can soften the austerity of the wall in the interim. If
and when the oil refinery closes, necessary remediation
should take place to ensure the viability of downtown’s
future growth towards the ocean.
Design Principle 2.2: Meaningful infill development can
connect neighborhoods.
Redeveloping vacant land is a successful means of re-
establishing neighborhoods. Many vacant parcels in San
Nicolas are well positioned for anchor or key institutions
that will knit neighborhoods together and serve as nodes
of community activity. Repurposing vacant land will also
discourage criminal behavior, which should reduce crime
and increase property values in the surrounding areas.
Additionally, it will serve to reinforce the streets and
public realm as vibrant centers of activity.
Design Principle 2.3: Developing and enforcing growth
boundaries can ensure neighborhood density.
Aruba already has a series of ROP growth boundaries.
Land conservation zones can ensure that development
in the San Nicolas region is dense and connected to
existing infrastructure and amenities. Neighborhood
density can prevent urban sprawl and the construction
of additional infrastructure, which would only
serve a small percentage of the population anyway.
Additionally, growth boundaries encourage developers
to develop vacant land that currently exists in many
of the downtown neighborhoods. They also serve to
protect regional ecologies from unnecessary low density
development.
Design Principle 2.4: Multi-modal transit can make
neighborhoods more accessible.
An integrated transportation system allows drivers,
commuters, bikers, and pedestrians to travel safely
and easily throughout the city. This will mean the
establishment of a new system of marked bikeways,
sidewalk amenity investment, and improved bus routing
across the island. Reliability and overall comfort of
transit vehicles can be improved to support greater use.
Also, a greater range of transit networks with safer and
more comfortable stops can encourage greater local and
tourist use.
TransitImproved multi-modal transit systems are needed to more efficiently improve circulation around the island
Refinery WallThe Valero Refinery site cuts off the town of San Nicolas from the nearby waterfront and views of the ocean
40
CHAPTER 2
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
Design Principle 2.5: Neighborhood centers can be
established as sites of social interaction.
Neighborhood centers give physical identity to places.
These ‘imageable nodes’ can center each neighborhood
and serve as the focal point of social life. They provide
public space where neighbors can gather, flexible
civic spaces for meetings, classes, and recreation, and
neighborhood-serving uses, such as libraries, schools, and
local-serving retail. Neighborhood centers can also serve
as anchors for future development.
VISION 3 - A REGIONAL PARK SYSTEM AND ECOLOGICAL NETWORK
A PARK SYSTEM FOR THE SAN NICOLAS REGION WILL PROTECT EXISTING NATURAL RESOURCES AND HELP TO RESTORE DEGRADED ECOSYSTEMS.
The San Nicolas region has some of the most stunning
natural assets on the island of Aruba. These include
beaches, cliffs, stands of cactus, and natural roois. The
area around San Nicolas shows traces of its geological
history through its fossilized corral landscapes and
natural caves. San Nicolas is also a short distance from
the Arikok National Park, a protected environmental
reserve. The area is subject to intense climatic variation,
which is expressed in the variety of natural landscape
types around the city. While these celebrated assets all
exist within the San Nicolas region, there are no current
connections between them. Many are also difficult to
access by car or bus, the two most common modes of
transit for both tourists and locals. Developing linkages
between these areas will help to create a unified park
system for the region. A new park system will not only
help to restore the degraded landscape but will also
allow for movement between the various areas. San
Nicolas has the opportunity to create a world class
destination out of its beaches and cliffs. The park system
will also serve an infrastructural function by including
stormwater management elements to help manage
flooding in Zeewijk and Baby Beach.
Design Principle 3.1: New parks can be created by
restoring natural areas in the region.
Many of the region’s open spaces have been neglected
or polluted and are therefore not functioning at their
highest ecological capacity. Many areas are also in danger
of being overtaken by exotic species. Those areas that
have been degraded from neglect can be rehabilitated to
functioning ecosystems and public parks. These parks will
become a part of the regional park system and will allow
future residents and visitors to experience their natural
character. The addition of educational opportunities and
interpretive signage will also foster greater interest and
stewardship for existing natural areas.
Neglected SpacesMany open spaces around San Nicolas are in disrepair, but have the potential to be restored to create a regional park system
41
CITYWIDE VISIONS + STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Design Principle 3.2: Linking parks and natural areas
together can create a more accessible and resilient
ecological network.
A park system can have many benefits for people and
the environment. An ecological network will expand the
territories of plants and animals between isolated natural
areas. This will help create an integrated, functioning
network rather than many fragmented ecosystems,
helping propagate a larger variety of flora and fauna
in southern Aruba. The corridors which create the links
between the natural areas can also be used to create
a trail system, establishing recreational opportunities
for residents and visitors. This trail system will also be
paired with green stormwater infrastructure to capture
water for the parks system.
Design Principle 3.3: The use of native and drought
resistant plant species can help conserve water resources
and reinforce the natural identity of the island.
As a hot and humid climate, not every plant species can
survive or be planted in San Nicolas without adverse
sustainability impacts and extensive water consumption.
To survive into the future, innovative irrigation strategies
will need to be used for urban plant life to establish
itself and grow to maturity. These should combine
stormwater and irrigation strategies into a mutually
reinforcing system. Rather than planting non-native
species inappropriate to the climate, a list of climate
appropriate landscape materials should be devised to
guide planting decisions. This may mean selecting non-
native species from other parts of the world that are
conducive to the Aruban climate, a good example of
which might be the planting of desert palms rather than
tropical palms. As most of the plant materials for Aruba
are imported from North and South America, Aruba would
benefit from the establishment of nurseries and tree
farms that can supply this vegetation while also providing
economic development opportunity. The use of local
plant materials and rock will also help to reinforce a
local landscape identity for San Nicolas.
Tree CanopyBecause of the heat of Aruba’s climate, closely spaced trees with generous canopies are helpful to providing pedestrian comfort in the public realm
Semi-Arid ClimatesAruba’s climate should be reflected in the public realm, and both native and non-native species that thrive in hot, semi-arid climates can be used to reinforce place identity
42
CHAPTER 2
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
VISION 4 - ECONOMIC DIVERSITY AND DEVELOPMENT
THE REFINERY SITE WILL BE THE CATALYST FOR NEW OPPORTUNITY IN THE SAN NICOLAS REGION.
The refinery has been the single most important
economic driver for the south side of the island. Its
closure resulted in significant economic decline for
the larger region, and the refinery lands still sever San
Nicolas from the ocean. While its reopening promises
economic revitalization, unremediated vacant land
and infrastructure will remain when the refinery closes
permanently. Connecting a remediated site with the
downtown and surrounding neighborhoods through a
range of economic and cultural uses will create lasting
value and provide opportunity for economic growth
to protect the health and prosperity of the region.
Remediation of contamination on the refinery site will be
a step toward the regeneration of native plant species,
productive landscapes, and ecological awareness for
Aruba. The site also offers much in the way of reusable
infrastructure, which will minimize capital investment in
public works projects through the reuse of materials and
structures. A remediated site will help to dissolve the
barrier between San Nicolas and the ocean, and should
allow multiple connections to the water from inland
neighborhoods. Public works, tourism, research and
development, and light industry can all exist on the site
together with green public space. The development on
the site will be closely monitored in order to ensure the
health, safety, and sustainability of the region’s people
and natural amenities.
Design Principle 4.1: Remediating the site with
ecologically regenerative plant life and integrated
landscape systems can provide a cost-effective long-term
solution to soil contamination.
The majority of the site needs to be remediated prior
to conversion for non-industrial uses. The site should
be planted with phytoremediating plants that would
eliminate harmful toxins as well as provide landscape
materials that should be planted in other places on the
island. Local contractors could purchase plants from
the refinery nursery instead of from south Florida or
Colombia, and they could be more confident that the
landscape material would survive in the Aruban climate.
A remediated site could also be used as a showcase
for remediation efforts all over the world and would
move Aruba towards a much needed conservation and
sustainability mode.
Design Principle 4.2: Future public works projects can
be designed around existing refinery infrastructure to
minimize inputs and costs.
Aruba’s water issues are two-fold. The island desalinates
all water used for consumption and irrigation, a resource-
Refinery WallRemoving this barrier would result in better connected neighborhoods that are no longer isolated from downtown and the waterfront
43
CITYWIDE VISIONS + STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
intensive and expensive process. It also has no real
stormwater management system, resulting in millions of
gallons of water sheet draining to the ocean. By using
an innovative collection system, and by retrofitting the
large number of tanks and connective piping systems that
exist on the site, the rainwater could be collected and
redistributed. This water could be used for the irrigation
of the remediation effort, or be converted to serve the
water needs of San Nicolas.
Design Principle 4.3: Transferring designated land to
other parties can reconnect the Valero lands to the rest
of the region.
Since its beginnings, the presence of the refinery has
disconnected San Nicolas from the ocean. Integrating
the current refinery land into downtown and neighboring
communities will create connections between isolated
neighborhoods while allowing direct access from those
neighborhoods to the water.
Design Principle 4.4: Repurposing land for a variety
of uses can provide greater economic diversity for the
region.
The refinery has been a singular driver of economic
activity in San Nicolas since it opened. Economic
diversity is the key to building and maintaining a healthy
economy for the future of the south side of the island.
The refinery site provides the space and opportunity for
a range of economic activity. Integrating cultural and
eco-tourism, research and development, and alternative
energy with existing local economic activities would
create a strong, independent, and sustainable economy.
Design Principle 4.5: Sustainability planning can help
reduce the ecological footprint of new development of
the refinery and provide suggestions for more appropriate
design solutions.
Strategic sustainability planning (including: energy
production, progressive water desalinization, stormwater
management, sewage and solid waste reduction, and
improved transportation options) can help to effectively
manage resources as the island continues to develop.
Managed networks of natural lands and open spaces
can offset the environmental impact of development
and preserve Aruba’s natural habitat base for future
generations. The refinery is especially poised to
participate in this initiative due to its proximity to wind
farms and existing linkages to regional infrastructure.
1,000m
Downtown San Nicolas
Infrastructure AdaptionExisting infrastructure from the Oil Refinery site can be adapted and repurposed as the site is remediated and reclaimed for new park space and development
44
CHAPTER 2
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
VISION 5 - A DOWNTOWN FOR EVERYONE
DOWNTOWN SAN NICOLAS WILL BE A REVITALIZED, IMAGEABLE, AND VIBRANT PLACE THAT ATTRACTS BOTH RESIDENTS AND TOURISTS.
Downtown San Nicolas, once a vibrant and bustling place,
has declined due to the closure of the nearby oil refinery
and the resulting unemployment for many residents.
With the potential for revitalization from the refinery’s
reopening and new government efforts aimed at bringing
more people and employment to San Nicolas, downtown
can once again become lively. Residents will be able to
run errands and use the downtown both day and night.
Tourists to San Nicolas, drawn by the unique qualities
of the southern part of Aruba and the pan-Caribbean
character of San Nicolas itself, will also find amenities
within downtown. Vacant properties will provide new
retail and institutional opportunities that will draw
residents and visitors to downtown. A revitalized San
Nicolas downtown will imprint itself on the minds of
Arubans and tourists alike and provide a place to live,
work, and play.
Design Principle 5.1: A vibrant downtown can attract
culture and heritage tourists to its unique character and
amenities.
The unique Art Deco architecture of many downtown
buildings can offer a great destination for tourists. The
influx of many different groups of people working at
the refinery has resulted in a town that is unique in
Aruba and in the larger Caribbean region. Downtown
monuments could be restored and repurposed to connect
the present and future with San Nicolas’ vibrant past.
Strengthening downtown’s sense of place will provide a
framework for developing a new tourism industry.
Design Principle 5.2: Designating special zones for
red light uses can ensure safety and comfort for all
downtown users.
For downtown San Nicolas to be successful, it must
appeal to a variety of people while retaining its unique
qualities. Consolidating adult entertainment uses into a
special district can alleviate many community concerns
about safety. Rather than removing these red light
uses from the downtown or maintaining their current
scattered configuration, they should be consolidated.
San Nicolas should create a cohesive and contiguous red
light district with enforced rules, enabling all visitors to
enjoy downtown.
Design Principle 5.3: Creating strong visual connections
and wayfinding signage can orient visitors and support
easy travel for tourists.
Red Light DistrictSan Nicolas can create a welcoming downtown atmosphere for all residents and visitors by consolidating and clearly defining its Red Light District
45
CITYWIDE VISIONS + STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Downtown San Nicolas has two distinct sub-districts,
the entertainment/red light district and the retail
downtown; these sub-districts are disconnected due to a
lack of clear visual connection. Wayfinding signage and
a unified streetscape design could be used to reduce the
impact of this disconnect and help visitors experience
all that downtown has to offer. Downtown San Nicolas
is also the historic core of the area and features nearly
all of the town’s monument buildings. Special plaques at
each monument, along with official maps and brochures,
should be placed at each building to highlight San
Nicolas’ rich history while providing a clear path that
visitors may take to see all of downtown San Nicolas.
Design Principle 5.4: Providing a downtown
transportation system that connects attractions and
amenities can increase connectivity and access for
tourists and locals.
Walkable and easily accessible downtown districts
can draw in greater numbers of visitors and sustain
their interest longer. Currently, public transportation
in San Nicolas is inconsistent, and stops are not well-
marked. Downtown itself is walkable, but it is difficult
to get to and from the area. Transportation networks
should be extended to allow easier movement between
downtown and outlying neighborhoods and attractions
like Baby Beach. These improvements will serve as a key
component to a newly revitalized and vibrant downtown
San Nicolas.
Design Principle 5.5: Encouraging strong local retail
and community amenities can strengthen the regional
economy.
New institutional and business anchors, such as new hotel
space and the proposed Gerrit Rietveld Art Academy, can
position downtown to serve as a catalyst for new retail
and commercial development. These new establishments
can strengthen existing businesses with more traffic,
allowing for greater returns to the local economy.
In addition to these new anchors, new public spaces
should be provided to create areas where residents and
visitors can rest or play while downtown. These new
spaces should allow residents and tourists to walk and sit
comfortably, as well as provide visually attractive space,
through the use of shading and vegetation.
Public TransitAn improved multi-modal regional transit system can help link many of the amenities surrounding San Nicolas to the downtown
46
CHAPTER 2
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
CITYWIDE STRUCTURE PLAN + FRAMEWORKeconomic hinge of the entire region for the last century,
and San Nicolas needs a greater possibility for economic
diversity and job creation. The citywide structure
plan provides just this, including changes in land use
to include urban infill, a new cruise ship terminal and
marina, and a new university campus. The following
section presents the physical projects that address each
of the visions for San Nicolas.
CONNECTIVITY
The regional plan provides a framework for increased
connectivity between downtown San Nicolas, adjacent
neighborhoods, and the waterfront. This can be achieved
through new road, bicycle, and pedestrian networks.
A new road system through the Valero site will provide
a more direct connection from downtown San Nicolas
to the resort developments around Seroe Colorado.
It will also provide greater access to Baby Beach and
new waterfront amenities from downtown San Nicolas.
Additionally, these road networks will lay the groundwork
for a greater diversity of transit options throughout the
region. These could include city buses, tourist charters,
or personal and taxi vehicles. Dedicated tourist stops in
the downtown, Baby Beach, and the new resort will also
increase movement of tourists around San Nicolas.
San Nicolas is a vibrant, Pan-Caribbean town. It is also
an industrial city with a limited future in the refinery
industry. The citywide structure plan addresses the
unique character of southeastern Aruba while providing
a new vision for the area. The ultimate goal of these
proposals is to create a self-sufficient region that
successfully balances tourism, industry, and everyday life
needs.
The citywide structure plan is meant to address San
Nicolas in both the short and long-term. The timeline
for the city-wide plan is based on the final closing date
of the refinery, but many elements can be implemented
within the next five years. Improvements to downtown
San Nicolas, including infill development, a new market
and civic center, new neighborhood streets and plazas,
the re-design of Main Street and the Red light district,
and a new art and retail district, can be initiated within
the short-term. Outside of the city, renovation of the
recreational areas around Baby Beach and a proposal for
a new golf and resort development at Colorado Point can
be initiated immediately.
A LONG-TERM STRATEGY
When approaching San Nicolas in the long-term, the
studio worked under the assumption that the refinery will
go offline at some point in the future. We don’t predict
the moment this will happen. The refinery has been the
47
CITYWIDE VISIONS + STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
100m
SHORT-TERM DOWNTOWN STRUCTURE PLAN
LONG-TERM DOWNTOWN STRUCTURE PLAN
48
CHAPTER 2
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
The second series of connective elements addresses
the needs of pedestrians. This includes streetscape
improvements throughout downtown, especially the
Village, shopping district, and Main Street. The Village
and new green campus will also introduce a woonerf
system to San Nicolas. A woonerf is a traffic-calmed
street that is shared between pedestrians, bicycle and
vehicular traffic. These connective elements also include
a bicycle network linking recreational and ecological
amenities in the region. The bicycle network will loop
from Arikok National Park through the refinery lands
and then pass through the golf course development
north of the park. The regional bicycle network will act
as the connective spine for ecological sites throughout
the region. It will also double as a bioswale, increasing
drainage throughout the city.
ECONOMIC DIVERSITY
We are proposing new strategies for economic
development as a replacement for the economic
monopoly of the refinery. The downtown proposals focus
on a new civic center and marketplace, a revitalized
main street, local-serving retail infill, and a new
downtown commercial center. These projects emphasize
local job and retail opportunities within San Nicolas in
order to slow retail and job leakage to Oranjestad. This
retail revitalization will also require a change in opening
and closing hours for businesses in San Nicolas.
At the regional scale, the proposals focus on larger, long-
term economic development strategies. A new cruise
ship terminal will take advantage of excess cruise ship
surplus from the other side of the island to bring a larger
influx of day tourists to the Southeastern region of the
island. These new tourists would add greater support for
local retail in downtown San Nicola and new recreational
opportunities. New tourists would also provide enough
density to support hotels, museums, and civic institutions
in a new waterfront extension of the town. The vacated
refinery lands also provide the opportunity for long-term
institutional job creation. Our citywide vision proposes
a new institutional anchor adjacent to the Village. This
“Green Campus” is envisioned as a joint partnership
with the University of Delft, specializing in green energy
research. The campus would build off the solar and wind
assets of the area and also act as a catalyst for energy
research on the island.
RESORT TOURISM
Tourism accounts for the majority of Aruba’s GDP. These
proposals acknowledge the importance of tourism to the
Aruban economy and seek to draw in a new market: eco-
tourism. The existing plan for a golf course development
provides the opportunity to create an eco-tourism resort
that preserves the existing Aruban landscape without
sacrificing resort amenities. The plan also proposes
eco-tourism campsites around Baby Beach and at the
49
CITYWIDE VISIONS + STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
new recreation center on the Valero site. Currently,
downtown San Nicolas does not have any hotels and can’t
take advantage of day tourists and other visitors. Main
Street will provide two new downtown hotels, and new
waterfront hotels will be built facing the bay.
LANDSCAPE SYSTEMS
The citywide structure plan also addresses the unique
ecological systems of the San Nicolas Region. The plan
proposes a land banking strategy for areas around
the periphery of the refinery. These lands would act
as a boundary for further suburban growth, directing
development to Valero lands immediately adjacent to the
downtown core. The refinery lands will also be converted
to a number of different ecological uses, including a
tree nursery, a water treatment park, a recreational
adventure park, and a phytoremediation field. Some of
these landscape-driven proposals include the following
improvements: the area of the refinery which currently
holds the coke barn will be converted to a recreational
park; parcels along the Commanders Bay and the
shoreline of the refinery will be restored to mangrove
wetlands; existing recreational areas, like Baby and
Rodgers Beach, will be renovated. Each of the landscape
systems in San Nicolas seeks to establish or improve the
existing ecologies of San Nicolas.
Short-Term Downtown Structure Plan100m
50
CHAPTER 2
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
REFINERY CONVERSION + PHASING FRAMEWORKThe Lago Refinery made San Nicolas a thriving and
prosperous city; the refinery site has the ability to make
the region thrive again. The city is economically and
socially tied to the fate of the refinery, and any positive
improvements on the Valero lands will have a catalytic
effect on the city as a whole. Valero employs between
700-1000 full time employees, as well as 3000 temporary
laborers when operational. It is no longer the major
economic player that it was during the first half of the
20th century when it employed over 20,000 workers. Our
proposals are based on the notion that more jobs can be
created from diversifying uses on the refinery site than
by maintaining the 500 acre site as a single industrial
employer.
The Valero plant has an uncertain present and future.
It is unable to produce refined gasoline on site and
only refines jet fuel from crude. This severely limits
the profitability of the refinery since it can only act
as a middle man between raw product and gasoline.
Ultimately, the question is not if the refinery will close
permanently but when. Now is the best time to plan
for this change. Many proposals from the citywide
structure plan can be executed prior to the shutdown of
the refinery, setting the stage for larger regional moves
within the Valero property.
PHASING STRATEGY
It is not pragmatic for the refinery closure to be phased
because Valero uses most of the site for day-to-day
operations. Also, one of the greatest obstructions to
development in the city is the refinery wall. Much of the
pipe infrastructure for the refinery, including water, is
run on-grade immediately behind the refinery wall. In
addition, access to the water within the refinery site is
banned due to security regulations. Fallow areas within
the refinery, like “North 40”, could begin bioremediation
prior to closure or could even be ceded for new uses
once a clear strategy for the entire site is in place. The
issue at stake is making sure the government has a vision
for the refinery site so that areas of the site are not
parceled too early, impeding new development.
Once Valero closes its doors permanently, remediation
on-site would be phased, beginning with the areas
closest to downtown. This phase includes the cruise ship
terminal area, marina, and San Nicolas harbor. The most
likely remediation strategy for the first post-refinery
phase would be the excavation of existing soil, followed
by capping with new soil. This method is relatively quick
but can be expensive, especially in an environment
where fill has to be imported from off-island. However,
this zone is most important to the long-term economic
viability of San Nicolas, and many different parties could
be involved in new development, allowing the burden of
remediation costs to be split between many parties.
The Oil Refinery QuestionSan Nicolas is tied economically and socially to the Oil Refinery, and needs to plan now for the possibility that the Refinery may one day close
51
CITYWIDE VISIONS + STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
LONG-TERM PHASING STRUCTURE
The peripheral Valero lands provide an opportunity for
new bioremediation strategies. At present, the demand
for new land around San Nicolas is not great enough
to justify costly remediation projects in areas outside
of walking distance from the city. Phytoremediation,
the use of plants to naturally purify pollutants from
groundwater and soil, would be a great candidate for
much of the Valero site. Phytoremediation is often used
for purifying petroleum distillates, and a mix of planting
materials that are suitable for remediation and suitable
for nursery production could be planted across the site.
The nursery mix would generate revenue to sustain
remediation activities on the Valero site over the course
of the cleanup. Phytoremediation has a long timeline (up
to 30 years) and should be started as soon as possible for
areas slated for eventual development. The Valero site
has the possibility of bringing new economic and social
health to the city. The short and long-term consequences
of all actions taken on the refinery lands need to be
taken into account.
The Refinery WallThe Refinery wall is one of the greatest obstructions to future development, blocking San Nicolas from the ocean
CURRENT DOWNTOWN ISSUES + CONSTRAINTS
SHORT-TERM DOWNTOWN STRUCTURE PLAN STRATEGY
A NEW CIVIC CENTER INITIATIVE
A REDEVELOPED DOWNTOWN ART + SHOPPING DISTRICT
A REIMAGINED ENTERTAINMENT DISTRICT
A RENEWED VILLAGE
3SHORT-TERM DOWNTOWN STRUCTURE PLAN
CHAPTER 3
54 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
SHORT-TERM DOWNTOWN STRUCTURE PLAN
CURRENT DOWNTOWN ISSUES + CONSTRAINTS
In light of the opportunities that exist in downtown San
Nicolas, there are several issues and constraints. The
largest constraint for downtown San Nicolas is the oil
refinery. While it has provided economic opportunities
in the past, its future is uncertain. The oil refinery is a
physical obstacle between downtown San Nicolas, the
ocean, and properties east of downtown. This exists in
the form of oil refinery infrastructure, pollutants, and a
wall that obstructs the view of the ocean and provides a
physical barrier from the city to the ocean. In order to
turn the city from a landlocked town into a waterfront
destination, the uses at the waterfront need to be
reexamined to create a new experience for residents and
guests. This could be in the form of a catalytic project
for the city that benefits both San Nicolas residents and
the region as a whole.
Connectivity
A lack of connection not only exists between the
waterfront and the town but also between districts in the
current downtown. Main Street does not connect from
the retail area to the entertainment district, and there
is no formal connection from the entertainment district
to the Village. Many of these issues could be addressed
through a series of comprehensive streetscaping
guidelines. In addition, the vacant area in the center of
the city serves as a block to connecting all downtown
districts. These and other challenges will be addressed
below.
Vacancy
While the city has consistent street frontage and a
generally tight-knit urban fabric, there are vacant
buildings and parcels that provide urban design
challenges. First, there are vacant buildings in the
downtown shopping area and entertainment district that
are not only historic but also located in strategic areas.
These buildings must be restored to their former stature
in order to contribute to the unique fabric that currently
exists in the city. In addition to the vacant buildings,
there are large vacant parcels in the entertainment and
shopping districts that must be strategically developed
to complement the programming of the area. However,
the largest vacant parcel exists in the center of the city,
surrounded by the water tower and government building.
This area must be developed to meet the needs of San
Nicolas residents and tourists and to re-knit the urban
fabric of the city.
In addition to these overall key issues, there are site-
specific constraints that should be addressed in the
new design for the city. First, the lack of regulation of
red light uses in the entertainment district has made
it an uncomfortable place for women and families.
Wayfinding signage to downtown
55
SHORT-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Red light uses exist on the main street, in alleys, and
adjacent to single family homes. These uses must be
consolidated to create an entertainment district that is
safe and comfortable for everyone. In the shopping area,
vacancies and inconvenient store hours have resulted
in a lack of a robust retail center. There is also a lack
of public resting space for shoppers in inhospitable
weather, making it difficult to walk around the district.
While the Village has a consistent urban fabric and a
large gathering space in the form of a basketball court,
the area around the basketball court is dilapidated and
does not accommodate residents of the neighborhood.
Additionally, the streets in the Village can be difficult to
navigate due to garbage and illegally parked cars.
SHORT-TERM DOWNTOWN STRUCTURE PLAN STRATEGY
The short-term structure plan consists of proposals
that can be implemented quickly and completed within
three to five years. It focuses on existing neighborhoods,
infrastructure, and economics as well as proposals
already on the drawing board. The themes of the short-
term structure plan are revitalization, regeneration,
and economic recovery. Its goal is to infuse San Nicolas
with catalytic energy that spurs a multiplying effect
within the town’s economy, cultural capital, and social
capital — and to do so in a tractable, politically-minded
timeframe.
Intentions / Goals
The structure plan for downtown San Nicolas in the
short-term provides opportunity at various levels while
accounting for the primary function and feasibility of
projects in the area. Physical connections between
buildings, streets, landscapes, and water strengthen
Aruba’s social interactions between multiple populations.
All of these proposals seek to revitalize the downtown
district of San Nicolas through infill development,
improved streetscapes, and public realm improvements.
Our goals for the downtown entail: creating a new
public park and market in the center of town, improving
retail opportunities through a new art and shopping
district, consolidating red light entertainment into a
single district, and creating pedestrian streets and a
strengthened neighborhood node in the Village.
Infilling vacant lots, creating better inner-city connections, and diversifying the uses of the Refinery Site are key to San Nicolas’s economic development
CHAPTER 3
56 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
Summary
The Valero oil refinery has been the economic lifeblood
of San Nicolas since the 1920s. However, overreliance
on this single employer led to severe economic hardship
when the refinery downsized and eventually closed in the
late twentieth century. With the future of the refinery
uncertain, the short-term structure plan looks to new
economic anchors to diversify the San Nicolas economy.
The proposed satellite campus of the Gerrit Rietveld
Academy has the potential to anchor a revitalized arts
and retail district. An upgraded and better-managed
entertainment district can draw new tourism spending.
Both of these anchors, which are basic industries, can
exist whether or not the oil refinery resumes operations
or closes altogether.
Without the refinery, San Nicolas went from a company
town to a bedroom community. Most San Nicolans
commute to Oranjestad to work tourism jobs, especially
at the large resorts. San Nicolan retailers have also
suffered. The downtown shopping district is all but
vacant. The Gerrit Rietveld Academy will bring a modest
number of jobs and several classes of students downtown
(a specific number is yet to be determined). In the
short-term, the Academy is expected to generate new
retail demand and establish culture programming such as
art exhibits and theater performances. This presents a
tourism draw that can appeal to Aruban and international
visitors alike. In the long-term, the Academy will feed
San Nicolas’ creative class. Architects, fashion designers,
graphic designers, and jewelry designers will enter the
workforce with the potential to establish new, locally-
owned businesses.
The San Nicolas entertainment district presents a unique
challenge in that it is the only district in Aruba where
adult entertainment activity is legal. Enforcement of
entertainment regulations has been lax. Brothels are
scattered throughout the district and solicitation occurs
openly in the street. These conditions repel many user
groups, particularly families, from visiting the district.
While the community remains divided on what should
be done about red light activity, it was concluded at
the Renobacion Urbano II charrette that it should be
contained rather than eliminated. Under the short-
term structure plan, red light activity is consolidated
into a special sub-district where law enforcement is
more manageable. It also makes the remainder of the
entertainment district more attractive to uses that are
incompatible with the sex industry. By rezoning the
district with these considerations in mind, San Nicolas
has the potential to attract a broadened user base. The
primary target is international tourists. The local bars
and urban setting of San Nicolas’ entertainment district
is an attractive down-market alternative to Oranjestad’s
posh resort clubs.
57
SHORT-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
In addition to these economic development strategies,
the short-term structure plan also proposes a
neighborhood improvement demonstration project in the
Village. It highlights the power of simple public realm
enhancements to facilitate the neighbor-to-neighbor
interaction that builds social capital. With the goal of
transforming the Village into a tight-knit community
where neighbors trade favors, kids play in the street,
and crime is deterred, this demonstration project is
an exemplar for regenerating Aruba’s troubled urban
districts into neighborhoods of choice.
The short-term structure plan proposes a second social
initiative: a new civic center that replaces a two-
hectare tract of vacant land. This massive gap in San
Nicolas’ urban fabric is positioned at the intersection
of the town’s three central districts: the Village, the
retail district, and the entertainment district. The plan
incorporates much-needed open space, a café/museum
for the interpretation of local history and culture, and a
market hall where small-scale retailers can purvey their
goods. This civic center can tie downtown San Nicolas
together both physically and experientially. It is the new
heart of a revitalized town.
Short-Term Downtown Structure Plan Major Design Moves
Consolidated Red Light District
Neighborhood Improvement Demonstration Project
New Civic Center
100m
Gerrit Rietveld Academie
CHAPTER 3
58 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
A NEW CIVIC CENTER INITIATIVE
In discussions with San Nicolas residents about their
city, several people vocalized a need for a place where
residents can come together to celebrate their city and
country. This area is the perfect gathering space due to
its location at the intersection of the retail district, the
entertainment district, and the Village. As it exists today,
the land on the proposed town center is mostly vacant,
although it does include a few parcels of single-family
residential housing, a large government building, and the
historic water tower. This plan aims to capitalize on the
opportunities for the site made available by the existing
monument and government building without sacrificing
the present residential and civic uses.
A New Marketplace
This site is planned to be a regional destination for both
visitors and tourists. First, the southern portion of the
site, bordering the government building, has been turned
into a market plaza with several stalls for Arubans to
sell food and other goods. Seating and gathering space is
provided around the market so that patrons can have a
comfortable experience and are enticed to stay longer.
This area is laid out so there are two seating areas with a
hardscape plaza in the middle and a buffer of succulents
between the government building and seating area. One
market building, at the center of the site, also acts as
a stage that can be used for performances to audiences
either in the market square or the large park. This is
done through raising the building with stairs so that it
can play to either side and by providing sliding doors on
both sides for the purpose of better acoustics.
A large park is planned amidst the existing residential
and historic buildings. This park will exist as a flexible
civic lawn that can accommodate people for a festival,
show, or informal gathering. Around the park is a
promenade with trees on either side to provide shade
and a place for a leisurely stroll. The park also houses
a playground, complete with swing-sets, see-saws, and
a climbing globe for children. There will be a shaded
seating area for adults as well. In addition to a lawn and
a playground, the park will have shaded tables on the
right side for tourists and residents to play dominos and
other games, despite the hot weather.
A Place To Come TogetherA vibrant public space can be created at the intersection of the shopping area, entertainment district, and neighborhoods
59
SHORT-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Bernard Straat
Toren Straat
Aruba Straat
van Renselaerstraat
Existing Conditions
50 Year Plan Waterfront Connectivity
Access to Ocean
Civic Center Site
Civic Center Marketplace
10m
Illustrative PlanThe new Civic Center strategically infills The Gap, creating a connection between The Village and Downtown, as well as establishing a future connection to the waterfront
CHAPTER 3
60 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
A New Civic Core
Infill has been added around the park to address the
existing uses on the site. On the left side of the park,
buildings will house a museum. Civic uses will surround
the historic water tower as well as the existing kunuku
houses. These monuments will be restored to their
former condition to celebrate the history of the island.
On the right side of the park, infill development in the
form of single-family homes that will be similar in size
and scale to existing houses in the Village. These homes
will be buffered from the park with succulents, grasses,
trees, and large half-walled backyards to allow for semi-
privacy. Curb bump-outs will make crossing the street
easier from the Village to the civic center. Overall, this
site provides much needed open space for the city. It
allows residents and tourists to experience San Nicolas as
a place where people come together and commemorate
the history and culture of Aruba.
Activity Intensity
Vehicular Circulation
Optional Street Closure
High Intensity Use
Commercial
Open Space
Institutional
Low Intensity Use
Existing
Residential
Pedestrian Circulation
Land Use
System DiagramThe diagram shows a highly connected network of public amenities, commercial and institutional uses
61
SHORT-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Sidewalk5M
Government Building15M
Cafe Area 4M
Plaza3M
Cafe Area 4M
Market Building 10M
Sidewalk5M
Aruba Straat
Sidewalk5M
Civic Building10M
Cafe Area 4M
Promenade3M
Park33M
Promenade3M
Game Tables7M
Buffer 4M
Residential Yard5M
Residential 10 M
Aruba Straat
Massing ModelMarket Section
Park Section
CHAPTER 3
62 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
A REDEVELOPED DOWNTOWN ART + SHOPPING DISTRICT
Once a thriving and bustling shopping area, the western
portion of downtown San Nicolas has seen declining
numbers of visitors since the close of the refinery
in the 1980s. A lack of employment opportunities in
downtown following this closure meant that many
San Nicolas residents sought work elsewhere on the
island, predominantly in Oranjestad. Residents also
run their errands in Oranjestad rather than in San
Nicolas, largely due to the early closing hours required
of businesses. This has resulted in a dying shopping
district with vacant buildings and only a small number
of operating storefronts. While these conditions provide
challenges to downtown, there are also several positive
characteristics that signal the potential for a revived
district. The existing building stock and urban fabric of
the area is ideal for a shopping district. Unique Art Deco
architecture, a reminder of San Nicolas’ thriving era in
the 1940s which is not found anywhere else in Aruba,
provides a wonderful character and sense of place.
Existing buildings and vacant lots are ripe for adaptive
reuse and redevelopment.
With the oil refinery reopening in 2011, some potential
revitalization may be possible as employees will need
access to various services. Further, should retail shops
be allowed to remain open later, allowing San Nicolas
residents to run errands after working hours, the
downtown could be able to support additional retail.
However, in the short-term, downtown San Nicolas will
Art School Campus Phasing
Phase One Phase Two
Land Use Potential Infill Sites
63
SHORT-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
10m
A Redeveloped Art + Shopping DistrictA vibrant streetscape plan reinforces Zeppenfeldstraat and is anchored by the new Art Academy
CHAPTER 3
64 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
need a new anchor to provide the additional foot traffic
needed to truly revitalize downtown. The Gerrit Rietveld
Art Academy, a design school based in The Netherlands,
is opening a satellite campus in Aruba and is looking
at the San Nicolas region for a potential site. Our plan
proposes that the school locate within this section of
downtown as a catalyst for additional development and
retail opportunities to make downtown an art and retail
district for San Nicolas. It should be phased according to
its needs and the availability of vacant properties in the
downtown.
As in many other historic downtowns in need of
revitalization, locating the art academy on this site
would bring the foot traffic needed to bring back
a depressed area. Further, by repurposing existing
downtown buildings, downtown can retail its unique
character while moving into a new era. Existing vacant
lots can allow the school to build necessary new spaces
for studios and galleries in an architectural style that
demonstrates the contemporary and artistic nature of
the art academy.
A Unified Downtown Public Realm
Beyond the art academy, the proposal includes a uniform
streetscape plan for Zeppenfeld Straat, extending into
the entertainment district. A distinct paving pattern
for the main street will allow visitors to have a visual
reminder that the street is important and will connect
the two halves of the downtown. Uniform street trees
serve this function as well. Another distinct paving
pattern will be used on all sidewalks throughout the
district to create a cohesive district.
The “bowtie” intersection at Zeppenfeld Straat and
Van Renselaer Straat provides an opportunity to create
a node that is visually distinct as Van Renselaer Street
and will connect downtown, the new civic center, and
the Village. Here the proposal includes a multi-colored
paving pattern that contrasts from the Main Street
paving pattern, as well as embedded solar light pavers
in bright colors that will provide an exciting night-time
atmosphere.
Another key aspect of the plan is the new public space
created using existing open areas and vacant lots. This
new space will provide ample shade and seating for
shoppers, students, and visitors while they relax with
a drink or simply rest and people watch. The sidewalk
paving pattern continues through this public space while
benches and tree cover provide comfortable rest areas.
ZeppenfeldstraatEmbedded pavement lighting in vibrant colors gives the art academy district a new look and an exciting, active night time presence
65
SHORT-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Section A - Zeppenfeldstraat
Section B - New Plaza Section
A
B
CHAPTER 3
66 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
30m
A Reimagined Red Light District - Illustrative Plan
67
SHORT-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
A REIMAGINED ENTERTAINMENT DISTRICT
The red light district in San Nicolas developed in
response to the needs of a large influx of transient male
workers. Now that the refinery operates on a much
smaller scale, there is a question of whether or not adult
uses should continue to be part of the image of the city.
The response we received was one that understood the
importance of the district but wanted to see it contained
from more family-oriented districts in San Nicolas. This
proposal retains the red light uses in San Nicolas within
an autonomous district located along Rembrandt Straat,
a smaller alley directly north of the main street. The
areas would be clearly marked and have day and night
specific streetscaping improvements. The creation of
this district would also allow for greater enforcement of
current regulations, including the prohibition of soliciting
on the street. Sex workers would be allowed in windows
or doorways but not within the public right of way.
The adult entertainment district will also have public
realm improvements such as trees, seating, and exterior
building improvements. These public realm features
would also include a new decorative lighting scheme, a
series of illuminated arches placed over the street at a
10 meter interval. The area would be also be converted
to pedestrian only access.
Commercial
Institutional
Vacant
Red Light
Residential
Existing Land Use
CHAPTER 3
68 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
Proposed Land Use Plan
Proposed Circulation
Proposed Open Space + Pedestrian Network
Proposed Sites to Infill + Repurpose
Main Street Commercial
Anchor Commercial
Open Space
Existing Industry
Red Light Uses
Secondary Commercial
Main Street
One-way
Two-way
Pedestrian Street
Infill
Repurpose
69
SHORT-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
A Revitalized Main Street
The relocation of red light uses to an adjacent district
will also allow for the revitalization of Main Street.
Currently, half of Main Street along the edge of the
refinery is taken up by surface parking and a large
industrial Laundromat. These uses make the south edge
of the street unsightly and divert visitors from walking
the entire length of the downtown via Main Street. The
public realm between the adult entertainment area
and the retail corridor is disconnected. We propose to
create a unifying streetscaping system to seam the new
arts and retail district, civic center, and entertainment
district together. This will include street tree planting,
wayfinding signage, distinctive paving, lighting, and
seating. The Main Street and adult entertainment
district will be terminated at both ends by two large
hotels. One of these will be located within the currently
unfinished hotel immediately adjacent to the refinery
wall. These two hotels will bring a much needed density
of tourists directly into downtown San Nicolas. There
are currently plans on the table for resort developments
around San Nicolas, but none are being planned close
enough to the heart of the city to guarantee tourist
traffic. Through the separation of the red light and
downtown entertainment districts, these areas will
become the centers of nightlife for San Nicolas and even
Aruba.
Main Street
Red Light District
CHAPTER 3
70 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
A RENEWED VILLAGE
This neighborhood improvement demonstration project
concerns the regeneration of existing neighborhoods
in terms of physical infrastructure, social capital,
and economy. A regenerated Village stands to be an
exemplar of the potential for Aruba’s struggling urban
neighborhoods to become neighborhoods of choice.
A neighborhood commons, built around the existing
public basketball court, is the centerpiece of this plan.
Improving upon what already is the social hub of the
Village, the commons is designed to facilitate local
customs for social life. A canopy of trees offers shade
throughout, a necessary amenity for outdoor life in
Aruba’s hot, humid climate. Domino tables cater to
daytime users, especially elders, who often engage the
public realm over a game or simply to people watch.
Raised planters with integrated seating create an
amphitheater around the basketball court, which can
double as a performance area. A small grove creates
a more contemplative space on the west arm of the
commons. Sun rays filter through the canopy onto
integrated seating/planter modules and domino tables,
facilitating passive activity.
Direct physical and visual connections are made
between the commons and adjacent districts through
axial streets and paths. Standing at the commons,
users have uninterrupted vistas to the downtown
shopping district, the entertainment district, Essoville,
the proposed market hall, and the proposed research
campus. A systematic planting strategy guides users
along these streets and paths. White tabebuias are the
standard street tree, fiery-red flamboyants are inserted
at gateways and fulcra, and massive barba di joncuman
trees are reserved for moments of importance.
A New “Public Living Room”
Side streets in the Village are converted into woonerfs,
a Dutch design concept for shared streets. Translating
literally to “public living room,” woonerfs are single-
grade spaces that integrate pedestrian needs—shade,
seating, low vehicle speeds—with automobile needs such
as parking and access. Pedestrians have foot access to
the entire woonerf. They are safe for children to play
in, and they include shaded seating areas for neighbors
to gather. At the same time vehicle access is maintained
throughout and parking supply is increased.
Opportunities for Infill Development
71
SHORT-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Public Living RoomsSmall public places are appropriate stages for neighborhood social life. By centering the Village around a shaded plaza and redesigning its side streets into woonerfs—Dutch for “public living rooms”— the Village can become an example of how Aruba’s urban neighborhoods can better sustain the social networks that bind them together
HELFRICH STRAAT
LAG
O W
EG
ST. MAARTEN STRAAT
50m
CHAPTER 3
72 UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
Infill development replaces “missing teeth” in the
Village with new housing, boutique-scaled retail, and
community space. The supply of vacant lots in the Village
is enough to support roughly 75 new housing units and
5,000 square meters of retail and community space if the
neighborhood’s existing typology is maintained. Common
residential housing types consist of one-story, detached
dwellings, either single-family or duplexes. Commercial
buildings are also one-story detached buildings or in some
cases small outbuildings related to adjacent dwellings.
Infill development continues these building traditions in
order to harmonize with the Village’s existing fabric.
Woonerf Perspective
Woonerf Plan25m
73
SHORT-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
st. martin straat basketball court / event space amphitheater caya saba
Plaza Section
10m
ST. MAARTEN STRAAT
BASKETBALL COURT / EVENT
SPACE
PLAZA SECTION
CAYA ST. JOHN
15m
Creating A Social Hub For The NeighborhoodThe plan envisions a new neighborhood commons built around the existing basketball court with a new ampitheatre and grove for passive recreation
LONG-TERM DOWNTOWN ISSUES + CONSTRAINTS
LONG-TERM DOWNTOWNSTRUCTURE PLAN STRATEGY
CIRCULATION STRATEGY
LAND USE + DEVELOPMENT STRATEGY
A NEW DOWNTOWN WATERFRONT
NEW DOWNTOWN NEIGHBORHOODS + NODES
A NEW ANCHOR INSTITUTION + MARINA
4LONG-TERM DOWNTOWN STRUCTURE PLAN
76
CHAPTER 4
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
LONG-TERM DOWNTOWN STRUCTURE PLANcontamination of the land has taken place. A full survey
documenting the level and condition of contamination
of the entire site would be necessary prior to any other
activity. The opportunities, though seemingly endless,
are tied directly to the successful remediation of the
contaminants on the land. Implementing a properly
informed, comprehensive, and creative remediation
strategy would open the land to these opportunities
and provide the potential for tremendous social and
economic impact on the refinery site.
Infill Development and Downtown Extension
The opportunities that exist on the site are nearly
endless. The vast amount of land allows for multiple
types of reuse. High-value (monetary and ecological),
ocean front land provides ample development and
ecological regeneration opportunity, along with the
potential to connect the town of San Nicolas to the
ocean. The large inland tracts have the potential to re-
knit the fragmented development that has taken place,
as well as provide space for land intensive commercial
endeavors. Industrial infrastructure (i.e. tanks, piping,
docks, piers, etc.) provides the bones for energy
production, rain-water storage and reuse, land and water
recreation, light industry and research opportunities, and
multiple types of tourism development options.
LONG-TERM DOWNTOWN ISSUES + CONSTRAINTS
Activity on the refinery lands has defined the San Nicolas
region for over a century. Over the years, the sprawling
tract has been the source of economic activity on
the south side of the island, playing host to multiple
extraction and refining operations. Despite the tumult of
the global economy, the current refinery has managed to
stay in a state of semi-operation. However, some doubt
of the validity and profitability of the refinery has begun
to creep into the equation. Along with this doubt comes
the possibility that more appropriate uses might replace
the refinery to ensure a more sustainable future for the
region and the island of Aruba.
The following proposals seek to highlight a snapshot of
the many possibilities that would become available with
a complete shutdown of the existing refinery uses. If we
imagine that the refinery has shut down and the land
has become the property of the Aruban Government or
a public/private partnership, there are several major
opportunities and constraints that exist.
Remediation
The most significant constraint to development is the
contamination of the site. As a result of the extraction
and refinery operations, heavy and potentially dangerous
77
LONG-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Connectivity
The Valero lands currently obstruct movement
throughout the region. If the refinery were to
permanently go offline, opportunities would become
available for increasing connections to the ocean as
well as to outlying neighborhoods. This investment in
circulation and road infrastructure would most likely
need to be taken on by the government. Development
along the Northern edge of the refinery would also
strengthen retail along adjacent streets.
LONG-TERM DOWNTOWN STRUCTURE PLAN STRATEGY
The long-term structure plan for San Nicolas presupposes
the final closure of the refinery and proposes a series of
moves that will aid in the development of the region.
This site has always been the economic anchor of San
Nicolas, and the following projects will continue that
tradition, only with a greater diversity. The long-term
plan will also strengthen linkages between the downtown
core and outlying neighborhoods, improving stormwater
infrastructure, roads, transportation, and neighborhood
facilities. The Valero lands pose great challenges to
traditional projects but can also provide a world-class
example of post-industrial waterfront development.
Long-Term Downtown Structure Plan
78
CHAPTER 4
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
Goals / Intentions
The structure plan for downtown San Nicolas in the
long-term focuses on development of the refinery
lands nearest to the existing city. This development
will strengthen earlier moves made in the short-term
and begin to really make San Nicolas an international
destination. All of these proposals are based on
big moves, joint partnerships, and infrastructural
investments. Our goals for the downtown in the long-
term entail: creating a new waterfront cruise terminal
and public plaza, creating a new residential and hotel
district, extending the retail district into the Valero
lands, creating a new waterfront gateway to San Nicolas,
and diversifying the local economies thorough a research
campus and water treatment plant.
Summary
The long-term downtown structure plan strategy
proposes two key overarching ideas. First, future
development on the south side of the island should be
concentrated around the urban core of San Nicolas. With
the availability of the refinery land comes the ability to
expand the downtown and develop a truly unique and
beautiful waterfront. The commercial, institutional,
residential, and tourist development that might
accompany such a waterfront would increase traffic flow
and energy in the downtown in a move to revitalize the
city of San Nicolas.
Second, future development around San Nicolas should
include shaded, walkable public space and direct public
access to the waterfront and other amenities. Creating
an urban waterfront that is truly open to and used by
the public is essential for the people of Aruba. Large
developments on the north side of the island have
essentially limited the access to the waterfront, and the
people of Aruba deserve better. This is the opportunity
to create a walkable urban environment that embraces
the water and the coastline that characterize the Aruban
landscape. The San Nicolas waterfront could provide
necessary public access and create a new and unique
experience on the island of Aruba while still maintaining
a distinctly Aruban character.
After the remediation process, the land between the
existing town and the waterfront would become available
for development. The long-term downtown structure plan
shows a potential expansion of the downtown directly to
the water and toward the south-east and Seroe Colorado.
The proposed development includes: a public harbor
connecting downtown San Nicolas to the water; a cruise
ship terminal; an education and research campus; an
Aruba welcome center; an energy museum; a marina; a
regional public recreation and regenerative landscape
79
LONG-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
network; hotel, rental-condo, middle-income, and
student residential space; commercial space for shopping,
restaurants, bars and cafés, as well as light industrial and
production areas; athletic fields; a public beach; a look-out
pavilion; and a performance amphitheater.
CIRCULATION STRATEGY
The circulation strategy for the expanded downtown
seeks to address the current conditions and allow for
new opportunities within and around the Valero lands.
The location of the oil refinery poses several circulation
constraints, including lack of connection to the ocean and
to neighborhoods east of the city. New circulation systems
can be used to connect catalytic developments to the east
and south of the existing downtown. A road from the new
cruise terminal will transport cars, buses, and pedestrians
300m
Oil Refinery - Existing Structures
LONG-TERM DOWNTOWN STRUCTURE PLAN AREA
80
CHAPTER 4
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
to downtown. The bus station will be relocated so that
four different streets can access it for optimal pick-up
and drop-off opportunities. New development along
the edge of the retail district will also provide a road
that connects the retail and entertainment district just
south of the main street from the west to the east. This
new road would act as a throughway from the shopping
district through the entertainment and university
districts to beaches and other recreational facilities to
the east. Main Street will continue to exist as a one-way
street, with instances of two-way traffic, now connected
with public space and commercial uses in the area where
the wall formerly existed. Surface lots and street parking
will exist further south to accommodate tourists and
residents.
Circulation in the new university district will continue
existing streets from the Village through to the east
to allow for linkages to recreation and downtown.
These streets could then be expanded into the refinery
site at a later time to provide a framework for new
development. The circulation strategy also includes a
network connecting the downtown extension all the way
to Colorado Point. There will also be a series of public
plazas and pedestrian paths from the civic center to the
waterfront. Ultimately, the new circulation system will
provide access to the ocean and connections from new
districts to the existing downtown.
LAND USE + DEVELOPMENT STRATEGY
The Valero site will eventually become a post-industrial
site. It is currently covered by machinery and industrial
infrastructure. Our land use strategy tries to mitigate
between these existing conditions and land uses that may
be more amenable to downtown redevelopment. When
the oil refinery eventually goes offline, development
to the south of San Nicolas will finally connect the
city to the water. Much of the refinery land will need
remediation as a result of its present use. However,
the land directly south of the entertainment district is
currently used for office space. Therefore, construction
of an inviting public space between the town and the
ocean can begin soon after the refinery closes down.
Additionally, the refinery currently contains working
docks that now accommodate large oil tankers. These
docks can be converted to hold passenger cruise ships
and alleviate the demand on Oranjestad’s port of
entry. Once docked at the cruise ship terminal in San
Nicolas, passengers are guided to the new civic center
where there are markets, outdoor events, government
buildings, a new historical museum, and passive
recreation space – to beaches – golf opportunities – the
national park – and other valued local amenities.
81
LONG-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Land along the waterfront will be remediated for public
use. A regional bike system along the waterfront will
ensure that the land remains accessible to all and
will connect the neighborhoods of San Nicolas to the
region’s key natural assets. Furthermore, when refinery
land becomes available, a direct path for vehicles from
San Nicolas to Baby Beach can be constructed, which
will decrease traffic from neighborhood streets. Land
above the regional park system and to the south of
the entertainment district is designated for the future
growth of San Nicolas, including waterfront hotels and
condominiums and the commerce required to serve those
populations.
300m
Oil Refinery Boundary
Recreation Network Trail
Primary Circulation
Circulation
LONG-TERM DOWNTOWN STRUCTURE PLAN AREA
82
CHAPTER 4
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
Lastly, when the wall of the refinery comes down, land to
the east of San Nicolas that runs the length of the Village
and the entertainment district will become available
for new development opportunities. Such opportunities
include a new research and development campus for
renewable energy technologies. The Aruban government
took its first steps towards the establishment of this
center in September 2010 when they signed a partnership
agreement with the Delft University of Technology in the
Netherlands. The location of the R & D center, which the
government aspires to be the forerunner for sustainable
energy in the Caribbean, is proposed to be in the San
Nicolas region where the center can capture the greatest
amount of solar, wind, and water energy.
A NEW DOWNTOWN WATERFRONT
The Downtown Civic Realm
Providing quality public space to the people of San
Nicolas is the primary goal of the Downtown Waterfront
proposal. Multi-national hotel development on the north
side of the island has effectively limited public access to
the water, and this proposal seeks to avoid that outcome.
Not only does this proposal link downtown San Nicolas to
the water, it brings the water to the downtown. It also
brings cruise ship passengers through a post-industrial
park up through the harbor front and into town. The
public plaza that envelopes the harbor terminates at the
proposed civic center, taking San Nicolas Bay directly into
the heart of the city.
By extending the urban fabric of the existing downtown
and increasing the density of the floor area, a truly
urban waterfront experience can be created. The
waterfront access that is created by the new harbor
is framed by public space, which connects the new
center of downtown to the water through a series of
public plazas. The topography and layout of the physical
structures allows one to see the ocean from the center
of downtown and experience the transition from land to
sea. In addition to the public space along the harbor’s
edge, a new cruise ship terminal, a lookout point, and a
public beachfront area accent the waterfront. First floor
cafés, shops, and restaurants line the harbor to create
a vibrant and interactive atmosphere as well as provide
an opportunity for current and potential local business
83
LONG-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
owners to set up shop. The upper floors of the buildings
provide hotel space for tourists and residential space
for vacationers and locals alike. This new waterfront
development will provide a density of residents and
tourists large enough to support greater economic
development in the retail, services, and hospitality
sectors.
300m
Downtown Waterfront and Harbor
Anchor Institution and Marina
Long-Term Structure Plan in Context
LONG-TERM DOWNTOWN STRUCTURE PLAN AREA
84
CHAPTER 4
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
The Harbor
The harbor itself is a multi-tiered stone and concrete
bulkhead headed by a landscaped amphitheater adjacent
to the downtown. The mouth of the harbor is punctuated
by a new cruise ship terminal building on one side and
a public look-out pavilion on the other. The topography
slopes gradually upward from the mouth to the town,
creating a slow, smooth grade upward for the buildings
and streets. As you reach the elevation of the town,
the ground levels, and both sides of the harbor empty
into a plaza framed by the Aruba welcome center and
the energy museum. A fountain, encircled by benches
and wading pools, is centered in the plaza and fed by
ocean water, which flows down through the amphitheater
creating a series of wading pools and waterfalls. The
topography of the land creates a unique opportunity for
a dramatic staircase that leads directly from the plaza to
the water. The lowest tier is landscaped with grass, and
because of the very minor tidal fluctuation (less than 1’/
.3 meters), it would be a great place to sit and dangle
your legs into the water. The second and third tiers run
level outward from the amphitheater so that as each
walkway leaves the amphitheater it eventually empties
onto the public space that frames the harbor. This urban
water landscape is unique to Aruba and would provide
a much needed amenity for the Aruban people and a
memorable experience for visitors.
Commercial
Institutional
Residential
Open Space
Land Use Plan
Massing of Harbor Development Looking East
85
LONG-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
50m
Waterfront Section
Detail 1
Detail 2
Waterfront Section
Waterfront Illustrative Plan
86
CHAPTER 4
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
NEW DOWNTOWN NEIGHBORHOODS + NODES
Valero lands within the immediate vicinity of downtown
will be absorbed into the existing fabric of the city and
will be used to strengthen physical and social linkages
throughout the region. Much of the downtown extension
will be directed toward commercial and institutional
development. The cruise ship terminal, campus,
marina, residential neighborhoods, and public space
bring additional activity and energy to San Nicolas. The
cruise ship terminal would become the hub of tourist
traffic through San Nicolas. Ships carrying thousands of
people would be able to dock within a short walk from
the downtown. The educational campus would provide
an institutional anchor to the downtown and bring new
opportunity to the city. The center of campus punctuates
the east end of Main Street and would become a node of
activity for the students and locals alike.
The Downtown Neighborhood Extension
The proposed expansion into the refinery site would
create a new set of neighborhoods and nodes in the
downtown. The kind of intensity of development we are
proposing would dramatically increase the number of
both short and long-term residents. The creation of a
neighborhood supporting the housing needs of students
and faculty would be dovetailed into the existing
downtown Village. This neighborhood would also act as
the seam between the Village and existing neighborhoods
to the north of the refinery.
The residential area in the expanded downtown
waterfront area would integrate tourist housing and
amenities into the city, creating a unique destination
and a lively neighborhood. The harbor and the plazas
that connect the new downtown San Nicolas to the
water provide walkable public access and create new
channels of activity from the city to the water and back.
This residential extension will also strengthen the Main
Street corridor and convert it from an edge to a center of
activity for downtown and its extension.
PERFORMANCE AMPHITHEATER
87
LONG-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
CONNECTION TO DOWNTOWN
WATERFRONT PLAZA
PERFORMANCE AMPHITHEATER
LOCAL TRANSIT HUB
ARUBA WELCOME CENTER
New NeighborhoodsNew Harbor and Downtown Activity Node
HARBOR
LOWER DOWNTOWN
NORTH CAMPUS
88
CHAPTER 4
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
A NEW ANCHOR INSTITUTION + MARINA
An International Research Campus
The premise of the research and development center
for renewable energy technologies is that it will be
able to replace the oil refinery as a large economic
generator for the city. Not only will the center itself
create jobs for those living in San Nicolas but the spin off
manufacturing industries that may result from renewable
energy research will also create jobs for the region. More
importantly, the research center will enable Aruba to
move away from oil dependency by generating its own
energy. This will significantly lower the cost of living for
Arubans, many of whom spend between 30% and 50% of
their income on water and electricity. The increase in
disposable income for San Nicolas households will also
end up supporting local businesses in the downtown area.
The research and development campus has four main
sections. On the north end of the campus, single-family
and multi-unit apartments will be constructed to house
faculty and their families as well as students and visiting
scholars and scientists. This area will incorporate the
woonerf seen in the Village, thereby reducing car speeds
in the neighborhood. These two residential blocks will
re-knit the fabric of the city by physically reconnecting
the neighborhoods in the northeast back to downtown
San Nicolas and by creating walkable access routes
between both places. South of campus housing, will be
a block that acts as a mediating ground for residential,
commercial and institutional land uses. The hotel that
already exists on this block will frame the block to the
west, with another large-scale development such as a
student gym adjacent to it. In the center of the block
there will be an informal gathering space where tourists,
students and workers can take their lunch. East of this
central park, the academic and research core of the
campus begins.
The academic and research core is made up of tightly
knit three to four story buildings that increase in scale
as it approaches the water. This scaling up from the
central node ensures that the research and development
campus does not dominate the three story structures in
the downtown area. The individual buildings of this part
of the campus will be connected on the second floor by
a network of walkways that integrate solar panels into
A
A
Campus Illustrative PlanThe new Research and Development Campus will contain residential areas for students and faculty, an academic core, and an area for parks and waterfront development
50m
89
LONG-TERM DOWNTOWN STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
the shading structure. This shading structure will also be
constructed in the central plazas of the academic and
research core.
A New Marina
The southern end of the campus allows for large-scale
development opportunities that take full advantage of
its waterfront location. Developments in this area should
be more widely dispersed so as to not block vistas to
the water and to integrate pedestrian scale activities
such as the regional bike network that runs through
the southern end of the campus. Waterfront athletics
facilities would be ideal for this space and would provide
the city with essential community facilities such as tennis
courts, basketball courts, soccer fields and boat sheds.
Additionally, the docks that are currently used in the oil
refinery could be reconverted into a marina with a yacht
club house with a restaurant and bar on the top floor,
from which you would have the best view of the Aruban
sunset.
Lastly, the research and development campus will have a
strong central axis on which there will be a bike trail that
runs from the north end to the south end of the campus
and will connect San Nicolas’ neighborhoods to the water
and the regional bike trail. Along the central axis there
will also be a bioswale that will collect and channel flood
water from the roi that is located north of the campus.
Section A - Campus Development
10m
REGIONAL AMENITIES STRUCTURE PLAN
KEY REGIONAL ISSUES + CONSTRAINTS
REGIONAL AMENITIES STRUCTURE PLAN STRATEGY
RECREATION NETWORK STRATEGY
A NEW TOURISM + ADVENTURE CENTER
REIMAGINING A RESORT + GOLF COURSE DEVELOPMENT
CREATING PRODUCTIVE LANDSCAPES
5
92
CHAPTER 5
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
REGIONAL AMENITIES STRUCTURE PLAN
KEY REGIONAL ISSUES + CONSTRAINTS
The Regional Structure Plan proposes a long-term
strategy for growth in and around San Nicolas. It assumes
the final closure of the refinery, and the ability to
separate the refinery lands into large parcels for further
use. The structure plan defines a framework for new
development on the post-industrial site, and well as
strategies for linking the region through the site. The
key issues and constraints at the regional level are: the
long-term viability of the refinery, the necessity for
remediation in and around the refinery site, and the need
for greater connectivity between Downtown San Nicolas
and the rest of the region.
Post Industrial Town In Transition
The most important issue at the regional scale is the
future of the refinery. A few regional proposals can be
executed prior to the closure of the refinery, but the
major moves hinge on new ideas for the 500 acre site.
The structure plan is presented at its long-term stage,
demonstrating possibilities for the region after the
refinery ceases to be economically competitive. The
refinery is scheduled to re-open within the year, but its
long-term future is uncertain. In the short-term, the
refinery is an impediment to large-scale growth in the
region. After the final closure of the refinery, the post-
industrial site will provide additional challenges and
opportunities for San Nicolas. Some of these challenges
include job creation, site remediation, and funding.
However, the scale and geographical location of the
refinery provide opportunities for the diversifying the
local economy, opening up access to the ocean and Seroe
Colorado, and expanding Downtown San Nicolas.
View of the Oil Refinery and surrounding landscape
93
REGIONAL AMENITIES STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Remediation
One of the most significant constraints to turning over
the refinery lands is the possible contamination of the
refinery site. The lands within and around the refinery
may be in need of remediation in order to be safe for
new uses. Petroleum distillates, coke, sulfur, and other
refinery-based byproducts may be present in the soil,
requiring a strategy for long-term remediation. The
balancing between expensive short-term remediation
strategies and less expensive but time intensive
bioremediation strategies has the capacity to direct new
growth on the site. The bioremediation fields could also
be used as passive recreation or tree nurseries until they
are deemed safe for new programs.
Access
The last constraint to further growth in the region is a
lack of access. There is only one major road to both Baby
Beach and Seroe Colorado. This road floods during the
rainy season and is not easily accessible by pedestrians
or bicyclists. Presently, beach access is cut off by the
refinery wall. Downtown San Nicolas could take greater
advantage of the proposed resort developments around
Colorado Point if the road network was improved. A
greater variety of transit options between San Nicolas
and outlying neighborhoods is also needed. Access is also
limited between recreational and natural areas around
San Nicolas. It is difficult to walk from Baby Beach, the
National Park, to any other habitat areas, forcing tourists
to rely on personal vehicles.
A New Resort Development
The current plan for a golf course and resort
development in Seroe Colorado will bring a greater
volume of tourists to the southern side of the island.
The resort development will provide greater economic
opportunity for the residents of San Nicolas, especially if
it is designed to work synergistically with local assets in
the region, including Downtown and Baby Beach.
94
CHAPTER 5
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
REGIONAL AMENITIES STRUCTURE PLAN STRATEGY
As has already been mentioned, the regional structure
plan assumes the final closure of the refinery and the
acquisition of the land by the central government.
This may happen in five years, or it may happen in fifty
years; but in many ways, the exact timing of the refinery
closure is unimportant. What is important is to have a
comprehensive vision for the region so that if and when
the refinery does close its gates for the last time, the
people of San Nicolas and Aruba are prepared. In this
way, we do not view the eventual closure of the refinery
as a threat, but as a real opportunity to create a more
diverse economy unique to the island of Aruba.
Goals / Intensions
There are five main goals and principles for the regional
structure plan of the San Nicolas Region. These five
goals will work together to create new opportunities for
the region. They are: to build a more diverse economy
unique to the island; to improve the access, circulation,
and connectivity of the region; to restore and reclaim
valuable Aruban landscapes; to provide new recreational
opportunities; and to achieve a more focused
development.
Summary
The eventual closure of the refinery will provide
opportunities to build a more diverse economy for the
San Nicolas Region. Once the 500 acres of the refinery
have been freed up, there is opportunity to use the
lands for a new cruise terminal, new resorts and park
opportunities, sites for research and educational
facilities, and productive landscapes that will help to
restore the land. Each of these, has been or will be
explored more fully and together with the following
goals, will all work together to improve the economic
diversity and vitality of the region.
As was mentioned previously, the circulation network
in the San Nicolas Region is a real constraint for future
growth and development of San Nicolas. The Regional
Structure plan proposes the creation of a new road
network, based on the existing street system that
will allow for both more north/south and east/west
connections. This will not only provide direct connections
between the neighborhoods and the downtown directly
to the ocean but will allow more direct connections
between these areas and the new resorts and natural
amenities around Seroe Colorado. In addition to this
street network, a new bicycle network is also proposed
for the region. It will provide direct connections for
hikers and cyclists to the region’s many natural assets
and Arikok National Park.
95
REGIONAL AMENITIES STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Regional Bike Trail NetworkPerspective of Regional Bike Trail looping through preserved Oil Refinery infrastructure
96
CHAPTER 5
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
There currently exists many great recreational
opportunities in the San Nicolas Region. In addition to
the creation and connection of the regional park system
mentioned previously, there are several new resorts
planned for the Region. It is important that these resorts
do not simply repeat the paradigm set in the north, but
are sensitive to the climate of the region and allow for
public access to important sites. This plan also calls for
the restoration of the recreational facilities at Baby and
Rodgers Beaches and Commanders Bay as well as the
creation of a new Marina adjacent to the downtown.
Finally, all of these recreational opportunities should be
accompanied by an educational campaign designed to
teach both residents and guests how to experience and
value these areas.
The final goal of the regional structure plan is to ensure
a more focused development in the region. Through the
use of a greenbelt, the plan proposes that all future
development be concentrated in already urbanized
areas such as in the Downtown or at Seroe Colorado. The
idea is to build upon the already existing urban fabric
in order to create density rather than sprawl. This will
not only help to ensure that areas remain and become
more vital in the future but will help to protect that
sensitive ecosystem of the region. The plan proposes
that all future growth will be concentrated between
the downtown and the water and in the productive
landscapes as need the need arises.
The plan also addresses another aspect of connectivity
and circulation: ecological networks. Currently, the
natural areas in the San Nicolas Region are separated one
from another. The proposed regional bicycle network,
which will allow walkers and cyclists to access the
different amenities of the region, will be a part of a
larger ecological network that will allow plants and
animals to move freely across the region. This is a major
step in restoring the region to a functioning ecosystem.
The San Nicolas region possesses some of the most
diverse, dramatic, and unique landscapes on the Island.
These include but are not limited to the mangroves
at Commanders Bay, the beaches and dunes at Baby
Beach, Rodgers Beach and Boca Grande, the cliffs and
natural bridges at Colorado Point, and the caves of the
southern portion of the Arikok National Park. Currently,
the Refinery occupies nearly 5 kilometers of the coastline
immediately adjacent to San Nicolas. Furthermore, a
proposed resort would limit public access to the areas
surrounding Colorado Point. It is therefore important that
these existing areas of importance are identified so that
they can remain available to the public. Furthermore,
certain refinery lands should be set aside to create a new
waterfront park adjacent to the city. Once these areas
have been identified, they must be ecologically restored
in order to begin to recreate a healthy and functioning
ecosystem for the region.
97
REGIONAL AMENITIES STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Though much of the Regional Structure Plan relies on
the closing of the refinery, there are elements that
can begin immediately in order to set the stage for
the eventual realization of the whole plan. All future
development in the region should be focused on lands
adjacent to already urbanized areas. The proposed
resorts may happen quite soon, so it is important to work
with the developers to retain valuable land and ensure
the ecological sensitivity of the development. Along
with the resorts, the bicycle network and ecological
buffer can be started on the southeastern portion of the
Island. This then can be connected to Arikok. Finally, the
improvements to existing parks and natural areas such as
Baby Beach and Boca Grande can be begun immediately.
TourismPerspective of new resort development and tourism opportunities near Seroe Colorado
98
CHAPTER 5
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
300m
Regional Structure Plan
99
REGIONAL AMENITIES STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
REFINERY PARK + ADVENTURE CENTER
RESORT + GOLF COURSE DEVELOPMENT
100
CHAPTER 5
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
RECREATION NETWORK STRATEGY
The creation of a new regional park system and
ecological network will be valuable to the San Nicolas
Region for a number of reasons: It will re-knit the
ecological fabric of the region, create new recreational
opportunities for residents and guests, and restore and
reclaim valuable Aruban landscapes. In the following,
each of these will be explored in more detail.
Re-knit the Ecological Fabric of the Region
Currently, the natural areas of the San Nicolas region
isolated from one another. This not only limits the
ability for residents and guests to move between these
amenities but it these spaces from working together as
a functioning ecosystem. By linking the identified sites
together and to the Arikok National Park in an ecological
network, there is opportunity to begin to restore the San
Nicolas Region.
The physical links between the sites and Arikok National
Park will be a thirty meter wide linear buffer, the
minimum width for a corridor. Contained within this
corridor will be a walking and bike trail for people and
a bioswale for stormwater management. To minimize
water and resource needs, this buffer will adopt the
character of each ecosystem through which it passes. In
order to allow for the free movement of flora and fauna,
it is important that this buffer is both continuous and
maintained.
New Recreational Opportunities for Residents and Guests
The restoration and creation of new parks in the San
Nicolas region will improve recreational opportunities for
both residents and guests. This will aid in developing a
new, ecologically based tourism for the region as well as
helping to make the region a destination on the island.
Many people already visit areas around Baby Beach and
Colorado Point for recreational purposes, and these new
parks will build off of that density. In this way, these
new and restored recreational opportunities will be both
environmentally-savvy and economically feasible.
Restore and Reclaim Valuable Aruban Landscapes
San Nicolas has been called a waterfront town without
any water. It is a town cut off from its most valuable
environmental resource. New development in the region
threatens to further cut off the town and its people
from other resources. For this reason, areas which are
valuable both now and in the future for the people of
San Nicolas need to be identified and preserved. This
plan has identified several of these key areas; others can
certainly be added to the list.
101
REGIONAL AMENITIES STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Commanders Bay
Boca Grande
Trail System
Baby Beach
[Refinery Park]
Roois
bioswale trail bufferbufferbuffer
1000m
5m
Recreation Network Plan
Goals:
Re-knit the Ecological Fabric of the San Nicolas Region
Provide Unique Recreational Opportunities for Residents and Tourists
Restore and Reclaim Valuable Aruban Landscapes
Section A - Typical Section through Bioswale
102
CHAPTER 5
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
A NEW TOURISM + ADVENTURE CENTER
The location for a new park in the San Nicolas region has
been identified. It was chosen due to its proximity to the
downtown as well as because of the interesting nature
of the existing infrastructure. It is imagined that this
new park will act as the center for the new regional park
system. As such, there will need to be certain amenities
that this park will offer, such as camping facilities and a
visitor center. Refinery Park, as we are calling it, and its
accompanying adventure center, though quite specific
to the site, also provide a type of overnight facility that
can be repeated throughout the park system. This is a
system that can be repeated, and from this, there are
lessons to be learned; the reuse of infrastructure, taking
advantage of the natural amenities on the site, and
restoring the ecology of the site. The new Refinery Park
is imagined as the primary tourist destination in the park
system. Other sites in the system, such as Commanders
Bay and Baby Beach should be designed to meet the
needs of local residents and to ensure that this new park
system remains public. In the following, a more through
explanation of the refinery park will be offered, and the
new adventure center will be explored.
Refinery Park
As has been stated, Refinery Park will provide an
example of how to create other park sites within the
system. There are three major structuring devices for
Refinery Park: the trail system and corridor that run
through it, existing infrastructure, and the need for
ecological restoration. The trail system and corridor
are linear elements that run through the park. Where
practical, connections from this trail system are made to
elements within the park and to the surrounding areas.
In Refinery Park, the bioswales will be connected to the
restored mangroves. This will not only help to deal with
stormwater management, but will seasonally flood the
mangroves with nutrients, mimicking a natural system.
Within Refinery Park exists some of the most visually
interesting infrastructure from the refinery will be
preserved and adapted. Some of this infrastructure
should be maintained in order to both provide for
cultural history on the site as well as to provide for truly
unique recreational opportunities. As an example, at
Duisburg Nord in Germany, old tanks have been converted
into dive pools and other infrastructure converted to
climbing structures. At Refinery Park, there is opportunity
to do this and more. On the plan have been identified
key infrastructure elements that should be retained
in order to create a new dive center with shop and
dive pool, a new kayak center, fishing piers, a viewing
tower with climbing structure, and a new tourism and
adventure center.
parking
Perspective Rendering of activities inside the Adventure Center
103
REGIONAL AMENITIES STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
parking trail fishing pier
A
A
B
B
C
C
1000m
10m
Section B - Waterfront Trail and Fishing Pier
Refinery Park Site Plan
104
CHAPTER 5
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
The natural landscape is the final structuring device of
Refinery Park. Based largely on topography, the landscape
should be restored to begin to recreate a functioning
ecosystem for the region. Near the water, a mangrove
restoration project and canal system is proposed. From
there, the landscape would likely move from dune
ecology to arid ecology as topography increases. Before
any of this can happen however, work will need to be
done to mechanically and biologically remove toxins from
the site and the soils.
Refinery Park Tourism and Adventure Center
It is important that the new park system for the region
has a clear destination that will attract tourists and
provide a starting point for experiencing the natural
features of the park system and region. Due to the
availability of large warehouse structures on the site, it
is possible that this new center will be able to reuse one
of these buildings. There are several key elements that
this tourism and adventure center should include, such
as a visitor center, hostel, and campground. Depending
on availability of space, other elements such as a bicycle
rental shop, indoor climbing wall, skate park, and cafes
and restaurants could be included. With all of these
elements, there is a choice for what type of tourist to
attract, from the budget minded young traveler to the
high-end eco-tourist.
Adventure Center Elements:
Clim
bing
Wal
lH
oste
lCa
mp
Gro
und
Wel
com
e Ce
nter
$20
Furnace Creek, US
$160
Overland Track, AU
$200
Palm Canyon, US
$2400
Longitude 131, AU
Arikok, AWEl Yunque, PRSeneca Rocks, USGrand Tetons, US
$8
Hostel Sol, BR
$15
I.S.H., UK
$20
Che Legarto, BR
$150
Centre Ecologic Llemena, ES
$50
Chelsea Rocks, US
$35
Aviator Sports, US
$30
Play Mountain, JP
FREE
Duisburg Nord, DE
105
REGIONAL AMENITIES STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
camping area camping area buffer bufferbufferbuffer trail trail
10m
100m
Section C - Campgrounds and Adventure Center
Tourism and Adventure Center
106
CHAPTER 5
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
REIMAGINING A RESORT + GOLF COURSE DEVELOPMENT
Colorado Point is a unique place in the Aruban landscape.
Currently, there is a plan in place for a golf course and
resort development on the site. This proposal has the
possibility of preserving the extraordinary qualities
of the place, without taking anything away from the
Aruban people or prospective tourists. This project seeks
to balance between touristic uses and local uses, to
provide a unique Aruban experience for all visitors. The
main elements of the proposal are: a golf course, resort
development, ecological bike network, and public park at
Colorado Point. The key principles directing the proposal
are: to maintain access to Colorado Point, conserving
water, protecting and restoring the existing landscape,
and creating sustainable eco-tourist resorts.
Project Assumptions
The project assumptions come from the current proposal
for the golf course and resorts. First, there will be an 18-
hole golf course with golf club and driving range. Second,
there will be a mix of approximately 900-1100 hotel,
condo, and resort units. One of these resort parcels
is planned as a “Rock Hotel”, set into the cliffside at
Colorado Point. The current plan also leaves three
“Public Access” zones on the site. The schematic diagram
designates the location of the tee and putting green for
each of the golf course holes. It also outlines the site
boundaries of five resort parcels, three along the west
side of the course, and two to the south. The schematic
also provide the location of the three main entrances to
the site and the location of the golf club.
Two Alternative Proposals
This project provides two alternative proposals for
maintaining public access to Colorado point. The first
begins with the current scheme and makes a small
number of adjustments. It provides a land swap between
a few of the golf links and the public access lands at
Colorado Point, allowing for greater public access to the
cliffside and natural bridge.
The second proposal moves about half of the golf links
inland to create a continuous public park along the coast.
The regional bike network would pass along the coastal
park. The “Rock Hotel” would also be shifted to a less
sensitive site. This proposal is a significant shift from the
current golf course scheme, but provides greater amenity
to the public. Both alternatives are compatible with the
main principles of the project: maintaining public access
to Colorado Point, preserving and restoring the Aruban
landscape, and creating a sustainable golf course in a
semi-arid climate.
Current Proposal
1st AlternativeLand Swap
2nd AlternativeLinear Waterfront Park
107
REGIONAL AMENITIES STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
1st AlternativeLand Swap
2nd AlternativeLinear Waterfront Park
300m
108
CHAPTER 5
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
Circulation + Public Access
The goal of the circulation system is to increase public
use of the golf course and resort, without impeding golf
course activities. One way to achieve this is through a
combined golf cart and bicycle path. This shared cart,
pedestrian, and bicycle path would link the two public
parks on each end of the golf course, providing a safe
through fare for viewing the habitat preserves within the
golf course. The shared path would also take the place
of the regional bike network as it passes through the golf
course. It creates a secondary public link to Colorado
point and the shoreline, without creating redundant
circulation routes. There would be an additional bike
path running along the western edge of the property
and connecting the bicycle network at the northern
and southern edge of the property. Connecting the two
bicycle paths together is a network of walking trails. The
resort would also host an interpretive center for tourists
to understand the unique character of the San Nicolas
bio-region.
Sustainable Golf Course Technologies
The most significant concern for golf courses in semi-
arid climates is water consumption. During the summer
months, golf courses need up to 3,700 cubic meters of
water per week and turf alone requires about 70 to 120
cm per year. The proposed planting plan limits turf grass,
which has the highest water consumption of all plants
Sustainable Golf Course DesignThe use of native vegetation and landscapes, and the limitation of turf grass used on the course can significantly reduce the amount of water used for irrigation while preserving the unique beauty of the landscape
109
REGIONAL AMENITIES STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
on the golf course, to fairway, green, and first rough.
Environmentally sensitive water and planting strategies
can improve water efficiency from 20 to 50 percent,
making it well worth the higher initial investment. The
second rough and other high traffic areas on the golf
course will be covered with a fine gravel groundcover
with stands of native vegetation and shade trees. Areas
within the course that are not heavily trafficked, and are
not part of golf course operations will be restored with
native vegetation and groundcovers. These zones would
leave the coral and volcanic rock exposed, highlighting
the singularity of the landscape at Seroe Colorado for
patrons. Preserving as much native habitat as possible
saves money on fill and exotic vegetation. It also gives
the golf course a different character than is experienced
in most other resorts, creating a new kind of golf
experience.
Resort Planning
The siting of resort buildings balances density, building
height, building footprint, and privacy. Vehicles would be
restricted to a main road connecting the golf course and
resort nodes, and parking would be structured to reduce
impermeable surface parking. The goal is not to replicate
hotel developments from the Northern side of the island,
but to create a sustainable eco-tourism resort that still
appeals to many different types of tourists. Sustainable
resorts tend to be constructed with minimal intervention
on the landscape, but are built at very low density. The
Illustrative Plan of the First Golf Course Alternative
100m
110
CHAPTER 5
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
Resort Corridor StreetHotel/ParkingHotel
Resort Corridor Pool Deck Street
10mSection A - Resort Amenities
Section B - Resort Development 50m
111
REGIONAL AMENITIES STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
Street
assumptions for the project require a minimum density
that necessitates a higher percentage of multi-family
units. The strategy then is to concentrate development
into compact settlements, utilizing energy efficient and
water conserving technologies.
There are two main building typologies: a four-unit
duplex set into the landscape, and a condo/hotel
complex. The four-unit duplexes are grouped in pairs,
facing the golf course. They are sunken into the
landscape to minimize visual impact. The majority of the
buildings are oriented to catch prevailing winds, allowing
for the possibility of passive ventilation. These are
envisioned as high-end time shares or long-term rentals.
The second typology, a compact hotel cluster, is linked by
a scenic pedestrian corridor. Each of the four clusters is
centered on shared hotel amenities, including the pool,
golf club, and interpretive nature center. Each of these
nodes also provides structured parking for all of the
vehicles at that complex. Golf carts and shuttle service
would be provided to discourage the use of personal
vehicles on site.
New development in Seroe Colorado would provide San
Nicolas with a tourist market the city has never had.
The goal of the proposal is to spur sustainable economic
development, while preserving Colorado point for the
public. Seroe Colorado is unlike any other place in Aruba,
and should be protected for generations to come. Site Plan of the eco-tourism resort and hotel
50m
112
CHAPTER 5
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
CREATING PRODUCTIVE LANDSCAPES
What is a productive landscape?
Much of the refinery site outside of the immediate
vicinity of downtown could be repurposed for productive
landscapes. Productive landscapes are landscapes that
perform active uses like agriculture, remediation, or
purification through biological processes. The refinery
site could provide two different types of productive
landscapes: a plant nursery/remediation project and a
water treatment plant/park. Both proposals combine
economic generators with restoration projects, creating
multi-functional, robust landscape systems.
Tree Nursery
Over half of the refinery site is proposed to be converted
to a plant nursery. The nursery would accomplish two
goals: bio-remediating refinery lands and growing
native and ornamental vegetation for the island. Bio-
remediation is a more cost effective means of cleaning
up the refinery site than capping. The nursery would
be planted with non-consumables to ensure that
contamination within the soil is not taken up in fruits or
vegetables. The nursery could specialize in street trees,
palms, and native vegetation for the entire island. All of
the vegetation used in new construction on the island is
imported. This is very expensive, and unsustainable. The
new nursery could fill a much needed economic void and
further support local industries on the island. In this way,
a tree nursery on the refinery site could provide jobs in
the region while the land is being remediated.
Many tree species however, will not be tolerant to the
level of hydrocarbons and other toxins likely present in
the soil. For this reason it will be important to initially
plant the site with species of vegetation that specialize
in removing toxins from the soil. There are three species
of legumes and three tropical grasses that are adapted
to the climate of Aruba that have been shown to draw
oil out of the soil. The legumes are Calopogonium
mucunoides, Centrosema brasilianum, and Stylosanthes
capitata. The tropical grasses are Brachiaria brizantha,
Cyperus aggregatus, and Eleusine indica. Of these, the
grasses Brachiaria brizantha and Cyperus aggregatus
have been shown to be particularly effective. The exact
duration and combination of species to be used will vary
on the conditions of the soil.
Beyond early remediation of the most toxic soils, a street
network will need to be constructed on the site in order
to plant, maintain, and harvest the plants. This street
network should connect with the existing street grid and
connect San Nicolas and the surrounding neighborhoods
to existing and proposed amenities. This is to say that
is should be thoughtfully designed so that in the future,
should the city need to grow, the productive landscapes
113
REGIONAL AMENITIES STRUCTURE PLAN
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
can transition from agricultural to more urban uses. A
well designed street network will ensure that the cost of
this infrastructure need only be spent once.
Water Treatment Plant
One of the major problems facing the island of Aruba
is access to fresh water. The second type of productive
landscape on the refinery site is a water treatment
and storage facility. There is a tremendous amount of
infrastructure on the site of the refinery. In the event of
the refinery closure, this infrastructure could be used to
collect, store, and distribute fresh water to the region.
This would not only lessen pollution to the surrounding
reefs, reduce energy consumption on the island and
but also provide opportunity for job creation. This is to
say that there are both economic and environmental
motivations for this project.
On the northern end of the refinery site exists a tank
farm which stores crude and refined oil. These tanks
are situated on large cement pads and are connected
together and to the refinery by large pipelines.
Preliminary research suggests that these tanks may be
able to be cleaned to an extent that they can be used for
grey water treatment. Initially, water could be collected
from Zeewijk in order to avoid seasonal flooding there.
With the completion of the regional bioswale network,
stormwater can eventually be collected from the roois
and bioswales and incorporated into the system.
Example of Palm Plantation Productive LandscapeCigudeg bei Bogor, Java - Indonesia.
Wikimedia Commons - In the public domain
CONCLUSIONS + RECOMMENDATIONS
REINFORCING THE VISION
MOVING TOWARD IMPLEMENTATION
UNIVERSITY OF PENNSYLVANIA
STUDIO FACULTY + PARTICIPANTS
6
116
CHAPTER 6
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
CONCLUSIONS + RECOMMENDATIONS
REINFORCING THE VISION
San Nicolas is a melting pot of ethnicities and cultures. In
the future, the entire region will reinforce this diversity.
Locals and tourists from all over the world will mingle in
its trendy local shops, shaded and inviting streets, unique
parks, and beautiful beaches. Imagine a city that has
developed into an international destination, but has not
lost its edge. San Nicolas has an incredible opportunity
to create a place that is like no other in the Caribbean,
or even the world. To achieve any of these goals, a
substantial planning effort and implementation strategy
focused on the visions, principles, and proposals in this
report is needed.
The Vision Plan for the San Nicolas region has
investigated opportunities and new ideas for revitalizing
the downtown, neighborhoods and environmental assets.
Site visits, stakeholder meetings, and charrettes helped
determine a series of visions for the region. These visions
were ultimately expressed in a series of frameworks and
proposals. They seek to create a new identity for the city
without losing the diversity of existing city. These visions
are:
1 - SAN NICOLAS’ TOURIST ECONOMY WILL EMPHASIZE
BOTH NATURAL RESOURCES AND CULTURAL ASSETS.
2 - THE PEOPLE OF SAN NICOLAS WILL BE CONNECTED TO
VALUED PLACES AND COMMUNITIES.
3 - A PARK SYSTEM FOR THE SAN NICOLAS REGION WILL
PROTECT EXISTING NATURAL RESOURCES AND RESTORE
DEGRADED ECOSYSTEMS.
4 - A PARK SYSTEM FOR THE SAN NICOLAS REGION WILL
PROTECT EXISTING NATURAL RESOURCES AND RESTORE
DEGRADED ECOSYSTEMS.
5 - DOWNTOWN SAN NICOLAS WILL BE A REVITALIZED,
IMAGEABLE, AND VIBRANT PLACE THAT ATTRACTS BOTH
RESIDENTS AND TOURISTS.
The Urban Design Vision Plan for San Nicolas suggests
a series of structures and projects for the city. These
projects are meant to be instructional; they are intended
to give an idea of possibilities for a site or key issue.
These proposals do not represent a master plan, but a
diagrammatic structure of different moves. Many of the
projects show alternatives for achieving a desired goal
through a variety of means. The structure plans are also
meant to emphasize the range of possibilities for San
Nicolas in different time scales.
117
CONCLUSIONS + RECOMMENDATIONS
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
MOVING TOWARD IMPLEMENTATION
The ideas presented as part of the Urban Design Vision
for San Nicolas are contingent upon a number of larger
implementation issues in the city. The ultimate goal is to
establish as series of strategies robust enough to carry
through the visions for San Nicolas. These strategies
begin with the most critical issues and move on to more
detailed implementation strategies.
1. UNDERSTAND SAN NICOLAS’ ROLE IN NATION BUILDING San Nicolas has the opportunity to re-cast itself as a
new international destination. Many of the long-term
structure plans and proposals are hinged upon nationally
significant goals, including new educational institutions,
a cruise ship terminal, and new harbor front destination.
New projects in San Nicolas could be a chance for Aruba
to brand itself with a new approach to international
development. This would also allow San Nicolas to
develop its own unique Aruban character as destination
separate from Oranjestad. San Nicolas needs to recognize
its potential as a world class Aruban city, and the effect
substantial development in the region would have on the
nationwide scale.
2. SOLIDIFY AND COMMUNICATE THE VISION REGULARLY San Nicolas is in the process of forming a new identity
for itself. The Valero lands will not be occupied by the
refinery in perpetuity, and the government needs to be
prepared for long-term shifts in the regional economy
and land use structures. The government and other key
stakeholders need to continue to solidify their long-term
goals for the region. After this vision has been structured,
the community needs to be continually informed in order
to promote common ownership of these visions. These
may happen through the use of community meetings or
charrettes. The ultimate goal is to ensure that the visions
are not forgotten, and promoting public interest is one of
the most successful ways of achieving this.
3. CREATE CAPACITY FOR PLANNING AND CITY MANAGEMENTIn order to ensure the continued success of any new
projects, San Nicolas needs a local planning institution
and staff. This will be essential to implementing and
maintaining projects of any scale. Currently, are
too few experienced planning professionals within
the governmental structure of Aruba, and none are
responsible for a specific city of region. The country is
in need of managing department that is accountable for
continued maintenance and oversight of public realm,
land use, and urban design goals. This will also help to
ensure that projects are not shelved every time there is
a change in governmental leadership. The entire island
118
CHAPTER 6
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
would benefit from having a department with a enough
institutional memory to carry through long-term goals.
Without a dedicated planning and management staff,
projects can often get lost in changes of leadership and
goals.
4. INVOLVE THE COMMUNITY IN DECISION-MAKING PROCESSESSan Nicolas already has a strong ethic of community
involvement which should be encouraged and built from.
Many local residents participated in Renobacion Urbano
II, and had a great deal of interest in visioning their
community. The government should continue to engage
existing community groups, including the San Nicolas
Awareness Project, to further refine long-term visions
for the region. San Nicolans have a strong culture of
organizing, and this should be taken advantage of in the
visioning process. A community that feels engaged in
the vision-making for their city will feel more inspired
to participate in the project. People know what they
want and desire to do whatever possible to revitalize
their city. An open dialogue between the community and
government also builds trust, which will help strengthen
long-term relationships between the government and the
residents.
5. DECIDE ON A POLICY FOR THE FUTURE OF THE HISTORIC DOWNTOWNThe design interventions for the short-term downtown
structure plan hinge on a number of different policy
changes in the city. The most significant of these policy
changes would be the extension of retail hours to allow
shopping opportunities for commuters returning from
the north end of the island. This change is needed to
support a diversity of retail development in the city.
The laws set in place concerning retail hours have not
been adjusted to acknowledge contemporary eating,
shopping, and working routines. The redevelopment
of the red light district also relies on adjustments to
the existing land use and zoning policies. Consolidating
adult entertainment uses into a single corridor would
require a means of compelling businesses to move from
their current locations and retrofit new buildings for
adult uses. This may involve incentives, land swaps, or
compensatory settlements to encourage the moving of
businesses. A phasing strategy will also need to be put
in place to govern the transition of uses around the
entertainment and red light district.
6. DETERMINE AN ECOLOGICAL AND LAND MANAGEMENT STRATEGY TO PRESERVE VALUED RESOURCESMany goals of the long-term structure plan for the region
hinge upon purchase, restoration, and management of
large tracts of land. The enforcement of existing growth
boundaries and development of a land banking strategy
119
CONCLUSIONS + RECOMMENDATIONS
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
will also require a greater institutional capacity for land
management. There are many institutional measures for
land management, including land trusts, conservancies,
and private-public partnerships with local developers,
all of which may be applicable in the situation. The
government could also partner with the Arikok National
Park Foundation, a non-governmental organization, to
expand their scope to oversee preservation around San
Nicolas. Aruba is relatively new to land conservation
initiatives, passing legislation to protect environmental
resources in the mid-nineties and only creating the
National Park in 2000. Sites around San Nicolas could
greatly expand the reach of the current National Park
lands and create an international destination for eco-
tourism.
7. CLARIFY THE CITY’S CIRCULATION AND WAYFINDING SYSTEMSCirculation and wayfinding is a major element of every
structure plan. The entire region is in need of additional
road infrastructure between the downtown and various
other sites within the city. Circulation goals will need
to be worked out with the Ministry of Infrastructure.
A comprehensive plan for the long-term circulation
network should be discussed prior to establishing new
roads since the road network will likely influence
new patterns of development in areas that are poorly
accessible. The region is also in need of increased means
of pedestrian and bicycle circulation. Existing streets
need to be equipped with new or wider sidewalks to
encourage foot traffic, and the Ministry should work
on assessing what roads in Aruba are wide enough to
accommodate bicycle lanes.
8. WORK WITH THE REFINERY TO ACCOMPLISH SHORT-TERM GOALS DURING OPERATIONAlthough most of the visions for the Valero lands are
long-term in scope, there are projects that could begin
prior to the complete closure of the refinery. These
may include the creation of an access road through
the refinery lands to increase connectivity to the
beaches and resorts. It may also involve the starting of
bioremediation on fallow areas of the site. The “North
40” is currently underutilized and could be strategically
phased into phytoremediation or nursery uses in a
relatively short amount of time. Temporary uses, like
green industry or sustainable technologies could also
be implemented on site temporarily, until long-term
projects are phased in. Local planning and management
agencies need to work with Valero to determine and
implement these short-term goals.
120
CHAPTER 6
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
9. WORK WITH KEY EDUCATIONAL PARTNERS IN INSTITUTION PLANNINGThe Urban Design Vision for San Nicolas includes two
new educational campuses in the city. Local government
needs to actively work with these educational partners,
the Gerrit Rietveld Academy and Delft University of
Technology, to ensure new institutions are mutually
beneficial for all parties. Many young Arubans go
off-island for school due to the lack of educational
opportunities, so these institutions may act as strategies
for combating brain drain. These institutions are also
key catalysts for the long-term development of the
region. University campuses bring in necessary retail
activity and residential demand to spur the first waves of
redevelopment in downtown San Nicolas.
10. UNDERSTAND THE REFINERY’S LONG-TERM ACTION PLAN The refinery conversion will be a long and complex
project. It is essential that local government and
community groups develop and implement a long-term
plan for the site as soon as possible. If this happens,
planners can take steps to implement projects as they
areas go offline, without having to wait for the total
closure of the site in order to begin a visioning process.
This process will require extensive mediation between
the Aruban government and Valero. The two parties
should work together to ascertain whether or not
parts of the refinery site can be phased immediately.
Additionally, the government and Valero should meet
with community stakeholders, the Port Authority, and
educational institutions interested in relocating to
the site, to prioritize land transfers and remediation
projects. The Government may want to consider a form
of public-private partnership to implement long-range
development goals on site.
11. PRIORITIZE AND IMPLEMENT NON-PATH DEPENDENT PROJECTSMany of the larger goals for San Nicolas require complex
negotiations between many stakeholders. Much of the
long-term structure plan for the region hinges upon the
closure of the refinery and the availability of its land
for development. However, there are still projects of
multiple scales that can be implemented in the short-
term. These include projects in the existing core of
San Nicolas, as well as restoration efforts at Baby and
Rodgers Beach, resort development, and circulation
improvements between the city and its periphery. Many
of these goals, especially those involving restoration or
public realm improvements, can be implemented as time
and budget allow. These projects can build incrementally
into a robust, long-term vision. All applicable projects
should be compiled into a series of phasing calendars,
which are flexible enough to accommodate changes in
budget, timeline, capacity, and community interest.
121
CONCLUSIONS + RECOMMENDATIONS
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
12. ACCOMPLISH WHAT SEEMS EASIESTThe scale of vision for San Nicolas may seem daunting,
but there are many projects that can be started in the
short-term. In order to stimulate interest in larger,
more complex projects, government officials should
start with simple, quick, and implementable projects.
Many of the public realm improvements in downtown
San Nicolas, including tree planting, plaza creation, and
the installation of shading structures can be completed
within a short period of time, but will immediately begin
the process of encourage public life in San Nicolas. The
use of pilot projects can also foster interest in creating
larger systems of urban design improvements. Public
realm improvements and demonstration projects are
highly visible, and can serve to bolster support for
larger interventions. These projects allow residents to
understand what form their visions are taking, furthering
their potential ownership of the plans.
122
CHAPTER 6
UNIVERSITY OF PENNSYLVANIA | URBAN DESIGN STUDIO | FALL 2010
UNIVERSITY OF PENNSYLVANIA | PENNDESIGNThe University of Pennsylvania is one of the oldest
universities in the United States, founded in 1740 and
located in the city of Philadelphia, Pennsylvania. In
keeping with the innovative example of the University’s
founder Benjamin Franklin, it is a place where teaching
embraces both theory and practice. The educational
experience at Penn is both intellectual and utilitarian;
education that explores not only why, but how. Penn’s
School of Design is dedicated to improving the quality
of life through the design and preservation of artworks,
buildings, landscapes, cities, and regions. The School’s
distinctive contributions to this effort lie at the
intersection of the disciplines of architecture, landscape
architecture, fine arts, city and regional planning, and
historic preservation. The design arts are the common
intellectual core of the School, but PennDesign’s work
is equally rooted in knowledge from technologists,
historians, and social scientists. The School creates an
environment in which students are challenged to consider
the wider implications of their work. Professional
master’s degrees are offered in architecture (M.Arch),
city planning (MCP), fine arts (MFA), historic preservation
(MSHP), urban spatial analytics (MUSA) and landscape
architecture (MLA). The Ph.D. is offered in architecture
and city planning. The University is consistently ranked in
the top ten universities in the United States.
The School’s Department of City and Regional Planning
(PennPlanning) was recently ranked as one of the top
five planning schools in the country. Within the Masters
Program, students can concentrate in Urban Design,
Community and Economic Development, Public/Private
Development, Land Use & Environmental Planning, or
Sustainable Transportation & Infrastructure Planning. The
Urban Design concentration at PennPlanning is one of
the oldest and most progressive programs in the United
States. The School is noteworthy for the history of its
distinguished faculty and graduates, including: Lewis
Mumford, Ian McHarg, Louis Kahn, Herbert Gans, Robert
Venturi, Allan Jacobs, Edmund Bacon and Jonathan
Barnett. Education at PennDesign is directed under the
leadership of Dean Marilyn Jordan Taylor.
PennDesign at the University of Pennsylvania
210 South 34th Street
Philadelphia, Pennsylvania 19104-6311 USA
(215) 898-3425
www.design.upenn.edu
123
CONCLUSIONS + RECOMMENDATIONS
URBAN DESIGN VISION PLANS FOR ARUBA - SAN NICOLAS
STUDIO FACULTY + PARTICIPANTS
STUDENTS
Rachel Ahern Landscape Architecture
Adam Amrhein City and Regional Planning
Chris Bleakley Landscape Architecture
Ariane Burwell City and Regional Planning
Raman Gardner City and Regional Planning
Keyleigh Kern Landscape Architecture / City and
Regional Planning
Emily Leckvarcik City and Regional Planning
Jae Kyung Lee City and Regional Planning
Yumi Lifer City and Regional Planning
Anjuli Maniam City and Regional Planning
Jillian Nameth City and Regional Planning
Marie Park City and Regional Planning
Michael Parkinson City and Regional Planning
Allen Penniman City and Regional Planning
Anthony Riederer City and Regional Planning
Alexandra Sweet City and Regional Planning
John Tatum City and Regional Planning
Adam Tecza City and Regional Planning
Karen Thompson City and Regional Planning
Matthew Vanoosten City and Regional Planning
Andrew Zalewski City and Regional Planning
INSTRUCTORS
Prof. Michael Larice Associate Professor of Urban Design and
City Planning
Prof. Gary Hack Professor of Urban Design and City
Planning
ASSISTANT INSTRUCTORS
Jonathan Kol Fogelson Urban Designer - Michael Singer Studio
Ben Bryant Planning Analyst – Group Melvin Design
TEACHING ASSISTANT
Anthony Riederer City and Regional Planning
Department of City & Regional PlanningDepartment of City & Regional Planning