Perrine Charrette Report
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- AUGUST 12, 2003
- MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING
- P E R R I N E C H A R R E T T E ii
- Departmental Steering Committee
- Statement of Legislative Intent Charrette Steering Committee Participants
- P E R R I N E C H A R R E T T E iii
- Conclusion
- P E R R I N E C H A R R E T T E iv
- Development of Homestead Avenue as a great Main Street
- P E R R I N E C H A R R E T T E
- P E R R I N E C H A R R E T T E 6
- The Charrette Area Plan should be used as a guide to help Perrine achieve its vision and complete itself as an authentic
- P E R R I N E C H A R R E T T E 7
- PERRINE WITHIN THE REGION
- CHARRETTE STUDY AREA BOUNDARIES
- A UNIQUE SOUTH DADE COMMUNITY
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Perrine Charrette Report REVISION HISTORY: JUNE 26, 2003 DRAFT VERSION SUBMITTED TO PERRINE CHARRETTE STEERING COMMITTEE JULY 30, 2003 STAFF REVISED DRAFT VERSION AUGUST 12, 2003 DRAFT VERSION SUBMITTED DEPARTMENTAL STEERING COMMITTEE JUNE 4, 2004 FINAL VERSION SUBMITTED FOR BCC ADOPTION Perrine Charrette Report Perrine Charrette Report MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER “Celebrating Our Centennial” DP&Z “Celebrating our Centennial” P E R R I N E C H A R R E T T E i MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER
PERRINE CHARRETTE A Citizens’ Charrette Area Plan
Miami-Dade County Department of Planning and Zoning Urban Design Center
Alex Penelas, Mayor BOARD OF COUNTY COMMISSIONERS Dr. Barbara Carey-Shuler, Chairperson Katy Sorenson, Vice-Chairperson Betty T. Ferguson Jimmy L. Morales
Dorrin D. Rolle Katy Sorenson
Dr. Barbara Carey-Shuler Dennis Moss
Sally A. Heyman Sen. Javier D. Souto
Bruno A. Barreiro Joe A. Martinez
Rebeca Sosa Jose “Pepe” Diaz
Natacha Seijas District 13 Harvey Ruvin, Clerk of Courts George M. Burgess, County Manager Robert A. Ginsburg, County Attorney Diane O’Quinn Williams, Director
“Celebrating our Centennial” P E R R I N E C H A R R E T T E ii MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER
Maria Crowley Planning and Zoning Alberto Gonzalez Planning and Zoning Michael Bregman Planning and Zoning Jeffrey Cohen Public Works Enrique Cuellar Department of Environmental Resources Management Barbara Falsey Park and Recreation Bann Williams Park and Recreation Eric Hansen Park and Recreation Tomás R. Goicouria Water and Sewer Michael S. Mouring Police, South Operations Tyrone White Police, North Operations Susan Schreiber MPO Silvia Mora-Oña Miami-Dade Public Library Maria Batista Miami-Dade Transit Deborah Silver Solid Waste Management Rickert Glasgow Office of Community & Economic Development Barbara Matthews Fire and Rescue Michael Anderson Team Metro Ana Utset Team Metro Alex David M-DCPS David Korros Florida Department of Transportation Karen McGuire Florida Department of Transportation Jose Fuentes South Florida Water Management District Carolyn Dekle South Florida Regional Planning Council Carlos Gonzalez South Florida Regional Planning Council Christina Miskis South Florida Regional Planning Council Alphonso K. Brewster Miami-Dade Housing Agency Departmental Steering Committee This statement is applicable to these recommendations in its entirety and is declared to be incorporated by reference into each part thereof. 1. Nothing in the recommendations of the Perrine Charrette shall be construed or applied to constitute a temporary or permanent taking of private property or the abrogation of vested rights as determined to exist by the Code of Miami- Dade County. 2. The recommendations of the Perrine Charrette shall not be construed to preempt considerations of fundamental fairness that may arise from their strict application. Accordingly, these recommendations shall not be deemed to require any particular action where they are incomplete or internally inconsistent, or that would constitute a taking of property without due process or fair compensation, or would deny equal protection of the laws. 3. The recommendations of the Perrine Charrette are intended to set general guidelines concerning its purposes and contents. They are not a substitute for land development regulations. 4. The recommendations of the Perrine Charrette contain long-range policies for the redevelopment of the Perrine area. Nothing in these recommendations shall require the immediate changing of existing uses or structures. It is the intent of these recommendations that they be applied as redevelopment occurs naturally or is precipitated by the destruction of the property to the extent that redevelopment in its original form is not economically feasible. The recommendations of the Perrine Charrette are not intended to preempt the processes whereby applications may be filed for relief from land development regulations. Statement of Legislative Intent Charrette Steering Committee Participants Jean Townsend, Chairperson Livingston Rolle, Vice-Chairperson Alphonse Burton, Secretary Lawrence Adenugh Gregory Beckford Wilbur Bell Lee Bradshaw Ronald Brewton Karla Carey Helen Gage Carolyn Givens Loretta Grant Nathaniel Green Pearl Grimes Ed Hanna Rev. Harris Rev. Ingraham Evelyn Jones Martin Lampkin Sarah Lawrence Curtis Lawrence Dalia Love Lula Murray Samantha Rollins Dwayne Smith Rev. Sumpter Mr. & Mrs. John Timmons Ron Tookes John Wade Bishop Watson Sinclair Williams Perrine CAA Staff Nathaniel Surrancy
“Celebrating our Centennial” P E R R I N E C H A R R E T T E iii MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER
Mission Statement . . . . . . . . . . . . . . . . iv Executive Summary . . . . . . . . . . . . . . . iv Charrette Area Plan . . . . . . . . . . . . . . . v Perrine Foreward . . . . . . . . . . . . . . . . . . . . . . . 6 The Study Area . . . . . . . . . . . . . . . . . . . 7 A Unique Neighborhood . . . . . . . . . . 7 History . . . . . . . . . . . . . . . . . . . . . . . . . 8 The Situation Today . . . . . . . . . . . . . . . 9 Choose The Future . . . . . . . . . . . . . . . 10 Leave A Worthy Legacy . . . . . . . . . . . 10 Design Proposals Perrine’s Neighborhood Centers . . . . . 12 Homestead Avenue . . . . . . . . . . . . . . 13
Establish New Design Guidelines . 14 Street Improvements . . . . . . . . . . 15 The Historic Village . . . . . . . . . . . . . . . 16 Hibiuscus Street . . . . . . . . . . . . . . . . . 18 Transit-Oriented Development . . . . . . 19 Public Housing . . . . . . . . . . . . . . . . . . 21 Industrial District Opportunities . . . . . 23 West Perrine CDC/Bell Properties . . . . 25 Contents Turnpike Gateway . . . . . . . . . . . . . . . . 26 SW 104th Avenue . . . . . . . . . . . . . . . 28 Ben Shavis Park . . . . . . . . . . . . . . . . . 29 West Perrine Park . . . . . . . . . . . . . . . . 31
The US1 Corridor: A Signature
Boulevard . . . . . . . . . . . . . . . . . . . 33 The Busway . . . . . . . . . . . . . . . . . . . . 35 Edge Corridors: Making Great Streets 37
Eureka Drive . . . . . . . . . . . . . . . . . 38 Homestead/Hibiscus Ave. . . . . . . . 39
SW 107th Ave . . . . . . . . . . . . . . . 40 Richmond Drive . . . . . . . . . . . . . . 41
Quail Roost Drive . . . . . . . . . . . . . 42 Quail Roost Improvement Phases . . . . 43 The Charrette What Is A Charrette? . . . . . . . . . . . . . 47 Perrine Charrette Agenda . . . . . . . . . . 47 The Public Design Process . . . . . . . . . 48 Team Presentations . . . . . . . . . . . . . . 48 Photo Gallery - Public Process . . . . . . . 50 Conclusion . . . . . . . . . . . . . . . . . . . . 52 Implementation process and strategies 52
Acknowledgements . . . . . . . . . . . . . . 53 The Design Team . . . . . . . . . . . . . . . . 54 Moss Plan . . . . . . . . . . . . . . . . . . . . . 455 Perrine Neighborhood Revitalization Strategy Area Profile . . . . . . . . . . . . . 56 “Celebrating our Centennial” P E R R I N E C H A R R E T T E iv MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER
The goal of the Perrine Citizens’ Charrette Area Plan is to cre- ate a framework that will help revitalize the area and improve the quality of life of its residents by achieving the following objectives: • The development of Homestead Avenue as the Main Street, by establishing new design guidelines. • Improve vehicular circulation and transit in a manner that is functional, and supportive of a pedestrian environment. • To develop Hibiscus Street as a residential boulevard. • To improve the general infrastructure of neighborhoods and
• To redevelop and restore the Pioneer Bahamian architectural traditions, the “Historic Village”, and the Ben Shavis Park area. • Complement the major streets with infill housing and adjacent mixed-use building forms that link the different neighborhoods. • Replace public housing subdivisions with affordable quality housing types for low-income families. • Transform the U.S. 1 Corridor as a signature boulevard, and develop more mixed-use buildings along the Busway, creating a major community center anchored around a possible future Metrorail station in Perrine. • Improve the industrial district between Eureka and Quail Roost Drives by renewed investments in infrastructure and building improvements, providing a gateway development at the Florida Turnpike. Executive Summary The mission of the Perrine Design Charrette is to provide the entire Perrine Community a unified vision for the residential and commercial renaissance of Perrine. The vision aims to restore Perrine as a unique and flourishing destination with renewed economic and social viability. The Charrette Plan will prepare the area to receive future growth gracefully and creatively. The Charrette will build on past experiences, existing planning studies and the foundation provided by the ‘Moss Plan’ into a holistic strategy for implementation. This unified vision will be the guiding force to guide future growth and redevelopment in Perrine. Mission Statement “The community has decided to treat all its streets and edge corridors with the same dignity as those seen in some of the best towns in America. These edge corridors should act as great entrances to the different neighborhoods in the area. The residents are conscious that what happens along these corridors reflects and affects their community’s success.” Development of Homestead Avenue as a great Main Street: View to the south over the northern end of Homestead Avenue with proposed Metrorail station and library. Clear and precise guidelines are recommended to be established for building and street design. SPECIAL THANKS: Commissioner Dennis Moss, District 9 PERRINE CHARRETTE, MIAMI-DADE COUNTY FLORIDA:
The Perrine Citizens’ Charrette Area Plan is the citizens’ vision for the enhancement of this OCED-Neighbor- hood Revitalization Strategy Area. It represents the ultimate growth of their community and its neighbor- hoods, with a recognizable center and to be able to complete itself as an authentic urban community lo- cated within the unincorporated area of South Miami- Dade County. THE PERRINE CHARRETTE AREA PLAN GREW OUT OF A DESIGN CHARRETTE HELD FROM JANUARY 11th THROUGH JANUARY 17th, 2003: The Charrette was held at the Perrine CAA building and was well attended by resi- dents, property and business owners, representing a di- verse cross-section of the community. During the week, the design team set up its studio at the CAA building in Perrine, where the doors remained open to the public all day. A presentation of work in progress was held on Friday, January 17th. Residents, property and busi- ness owners as well as County staff and elected officials were present. Work continued in the weeks that fol- lowed the initial public workshop. THE CITIZENS, WITH THE ASSISTANCE OF A PROFESSIONAL TEAM, STUDIED THE MANY CHALLENGES FACED BY THE COMMUNITY AND PROPOSED SPECIFIC SOLUTIONS: A series of presentations by County Staff will be held between the months of June and July 2003. It will be a time to take into account further citizen and profes- sional input.
“A Plan for the Next 100 Years” P E R R I N E C H A R R E T T E MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Perrine
“Celebrating our Centennial” P E R R I N E C H A R R E T T E 6 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Perrine
DP&Z This document, the Perrine Charrette Report is being pre- sented to the community of Perrine based on their ideas and wishes, and in particular to those individuals committed to the vision of Perrine as a special place, where its history can give form to its future. Perrine was founded at a time when people viewed settle- ments as valuable places where all the activities of life could take place. This very special character of Perrine should be preserved. Today, most areas are designed haphazardly for growth or development, not to become towns or villages. Towns and villages have common characteristics. They have a center and an edge. They have places to live, work and relax. The buildings preserve the scale and character of their surround- ings. The residents feel they belong to a community. They share schools, parks and churches, and there are few facili- ties and establishments designed to attract large crowds of out-of-towners. A Charrrette Area Plan for Perrine should reinforce these features. The Charrette Area Plan should be used as a guide to help Perrine achieve its vision and complete itself as an authentic urban community in South Miami-Dade County. For many locals, there is the perception that development has chosen other communities over Perrine due to its lack of infrastructure. But while development has occurred mostly around Perrine, as well as along U.S. 1, the kind of develop- ment these communities have inherited has not been entirely successful in the creation of meaningful urban places, a good job base or meaningful residential development. Perrine, unfortunately shares the fate of so many communi- ties across south Miami-Dade after hurricane Andrew; the Foreword exodus of businesses and families away from established urban centers has drained precious resources and the result- ing economic decline and social isolation has put consider- able strain on communal bonds. However, there is growing confidence among community leaders today that this decline in the process of being reversed, that an integrated policy of urban revitalization, embodied in sound principles of urban design and implemented through effective management, can contribute to Perrine’s renewal. Families and businesses are finding their way back and contributing to the prosperity of those already established in the community. Several opportunities exist for the natural infill of building lots. There are also opportunities for larger additions within the Perrine area. With opportunity however comes the re- sponsibility of citizens to assure that what makes Perrine special and rare in today’s world is not lost. It is important that future development that continues the natural pattern of streets, and buildings which preserve the special charac- ter, scale and architecture of Perrine be considered as good design and encouraged. Just as Perrine has managed to maintain a well-connected pattern of streets and public spaces on which to build around, it is not complete. It is a work in progress. The de- velopment of Perrine will be a slow and steady process and every decision made affecting the neighborhood should pre- serve its historically residential character and move it closer to the vision expressed by the citizens. The ideas presented in this document strive to capture the wealth of assets already present in Perrine, which can be used to create a bold vision for the future. A future that makes Perrine a special place to work, live and visit. “Celebrating our Centennial” P E R R I N E C H A R R E T T E 7 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Perrine
DP&Z Perrine Study Area showing the amount of available vacant land The Study Area PERRINE WITHIN THE REGION Historically, Perrine was divided by U.S. 1 into two parts, East and West. East Perrine has recently had its identity subsumed into the newly incorporated city of Palmetto Bay, leaving West Perrine to maintain a link to the traditions and heritage of this area’s initial settlement. The most accepted boundaries for Perrine now are SW 160th Street to the north, Marlin Drive to the south, U.S. 1 on the east and the Homestead Extension of the Florida Turnpike to the west. The Perrine Charrette study area gen- erally follows these very boundaries.
The focus area for this study was primarily within the fol- lowing boundaries: SW 168th Street from SW 107th Avenue to U.S. 1 on the North ;
East ; Marlin Road, the C-1N Canal and Eureka Drive on the South ; SW 107th Avenue from SW 168th Street to Quail Roost Drive and the Florida Turnpike on the West
. A UNIQUE SOUTH DADE COMMUNITY Perrine is uniquely positioned within South Dade and its perfect location between the Florida Turnpike and U.S. 1 makes it a prime area poised for future development and growth. U.S. 1 serves as a commercial spine and the Busway allows uninterrupted public transportation access to this area. The future plans to have a proposed Metrorail station in this area will create a major impact allowing additional development to come hand in hand with the convenience of this new means of public transportation. Perrine’s advantages stems from many different factors such as:
• The proximity to the Turnpike. • The unique geometry of U.S. 1 and the Busway • The presence of a healthy light industrial district • Richmond Drive and R.R. Moton Elementary Schools • The presence of canals and water features • Amount of available vacant land • Parks such as West Perrine and Ben Shavis • The presence of historic elements and structures • The proposed future Metrorail extention • Proximity to the Cutler Ridge Metropolitan center This remarkable concentration of physical advantages to- gether with Perrine’s existing urban neighborhood like quali- ties makes this a place that should naturally evolve to an authentic historic community. The image above reveals just how many ‘holes in the fabric’ or vacant spaces and lots are avilable in Perrine that could be filled with buildings. These vacant parcels should be viewed as opportunities towards completing Perrine as an authentic urban residential community of South Dade.
The other important difference between Perrine and other areas in Miami-Dade County, is that Perrine has time, and most importantly, its residents have decided to choose their future. They have decided that Perrine as a community sho- ould attract housing for all incomes, good transportation and access to jobs. Each of these special conditions of Perrine is analyzed and described in this report together with the residents’ goals and objectives necessary to achieve growth and economic vitality on their own terms. SW 184th Street SW 168th Street Marlin Rd U.S. 1 Turnpik
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