Perrine Charrette Report
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P E R R I N E C H A R R E T T E 8 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Perrine
DP&Z Home built by A. W. and Sarah Rothwell on Richmond Drive in 1913. Well before Perrine was founded, Bahamian islanders had found their way to the Florida Keys, also settling in places that form most of South Miami-Dade now. Here they recre- ated their old way of life, turtling, wrecking, sponging, fish- ing and planting. This residential community has a colorful history dating back to 1838 – the year the federal government gave Dr. Henry Perrine 23,000 acres of Florida flatland to form a township. The town of Perrine formally came into being after the Flor- ida East Coast railway went through in 1903. The railway, in building through to Key West, used the site of Perrine as a general camp and supply depot for the southern end of the line. Until usable tracks were laid that far, the Cutler docks were used to bring in supplies, and that town had boomed to about 300 in population. When the railroad came in and material arrived by rail, a permanent settlement grew up around the railroad camp at Perrine. Perrine developed slowly over the years. For the first half of the 1900s, the area was mostly fruit groves and veg- etable farms. The first store in Perrine, and the only one till 1914, was opened by Brown and Moody, and simi- larly a one-room school opened in 1909, between Hi- biscus and Guava, on what is now southbound U.S. 1. In 1916, a large new school was constructed on the corner of Holcomb and Perrine Avenues. With many additions it survived until 1978, when a new school was built on Richmond Drive. As with most of South Dade, the first real housing developments sprang up after World War II, and by the 1970s Perrine was a booming residential community. However, development has taken its toll on Perrine’s dis- tinctive character. Some of the single-family homes were torn down and replaced by housing projects. Many fami- lies moved out to the new suburban communities, robbing Perrine of an important stable base. Today development pressures and an eroding core threaten the legacy of the early Ba- hamian settlers like never before. Nevertheless, a community wide effort is underway to preserve and strengthen this historic commu- nity with its simple island style homes, tropical ambiance and deep sense of pride. Citizens are also now looking towards the Perrine Charrette as a tool for a historic turnaround. 1902. Two packing houses, a large packing crew and a steam engine to haul the cars of tomatoes to Cutler. House made of barrel staves in 1897. Used for storing batches of tomato. History
“Celebrating our Centennial” P E R R I N E C H A R R E T T E 9 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Perrine
DP&Z A visitor’s first impression of Perrine is its desolate looking major streets, some tracts of vacant land, little or no infra- structure, few and scattered businesses, a large concentration of affordable housing projects and a lack of coherence in the existing development. U.S. 1 creates a detached commercial corridor wall, leaving a mixture of residential structures, a healthy light industrial zone, and additional vacant land seg- regated to the West. With buildings on the major corridors in a state of general neglect, it is clear that not enough attention has been paid to these streets. These corridors are the public face of the com- munity. They represent probably the only “face” of Perrine that most commuters and visitors will ever see. And where the best face should be, vacant lots, buildings that are aban- doned or obsolete, and a general sense of disconnection are exposed. If one were to look beyond these corridors the fabric within is, in general, healthy. There is a good network of streets and blocks, but no clear identity or structure of neighbor- hoods. The entire area is very similar in character and use. There are a few parks and schools, but no defined center for the community. Except for the corridors that define this area, there is no hierarchy of streets. Every road is equal in width and use. Any change in use or building types seems to be haphazard. Nothing announces the arrival to the com- munity as a whole. Nothing announces special places or all those smaller, authentic neighborhoods within Perrine. Indiscriminate and unplanned development whose only ob- The Situation Today jective is the occupation of land rather than the creation of place, introduces elements that could weaken the bonds of a community. Eventually, uncontrolled and haphazard growth could render communities like Perrine unable to retain their uniqueness and sense of place. An intricate combination of accumulated design in consti- tution and policies beyond local control, have created the sense of hopelessness we heard the community voice over and over when referring to these corridors. Given the extension of this study area, its physical disrepair (especially along the corridors), and the overall lack of iden- tity, the citizens proposed to re-organize it according to tra- ditional town building principles, as a first step to achieving structure and identity. “Celebrating our Centennial” P E R R I N E C H A R R E T T E 10 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Perrine
DP&Z During the process of creating this report, many local par- ticipants expressed the need for immediate action. They want to raise their community’s ambition to a higher level. The Citizens’ Charrette Area Plan is a tool for a historic turnaround, if County officials and citizens work together as a united group. Coherent ideas for replacing the current haphazard develop- ment have emerged from working together on this project. Great ideas of what could be done have been documented. These are attainable visions, not just pretty pictures. On the threshold of completion of Perrine’s first 100 years, the physical place that will grow in the next generation can be a model for inspiration. Start small if you must, but start now. Today, many people believe that building authentic towns and villages is no longer possible. They experience a world built in small unconnected pieces: shopping and parking along U.S. 1, residences behind walls, workplaces separated from residential neighborhoods by a long commute, etc. The result is suburban sprawl, which is universally seen for its negative impact. Such sprawl functions when exorbitant amounts of money are invested in roads and other elements of infrastructure but does not function in creating a secure place providing a good quality of life. This makes places like Perrine even more valuable and rare. They become desirable places to live and good examples to emulate. This is a very interesting time in the history of South Miami- Dade when communities are resuming work on their histori- cal legacy. It is also time for Perrine to mature as its citizens have expressed moving past the “anything goes” mentality. Revitalizing the neighborhoods of Perrine is central to the future of the economy and to the quality of life of the entire South Miami-Dade community. Using the images and de- signs in this report, this vision will assist in making Perrine one of the most memorable places in all of Miami-Dade. The citizens of Perrine have decided to join forces to trans- form the area’s physical image and economic performance. Choose Your Future Leave a Worthy Legacy
“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 Design Proposals P E R R I N E C H A R R E T T E 12 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” Perrine’s Neighborhood Centers The design proposals that follow are organized around the neigh- borhood centers identified in the diagram at the left. Each neighbor- hood center (the small circles) has a radius of one-quarter mile, or about a five-minute walk. The larger circle has a half-mile radius and is centered on the intersection of Homestead Avenue and Hibis- cus Street. It is expected that Homestead Avenue will draw activity from this larger area around Perrine. Every area within Perrine should have some public or semi-public uses within a five-minute walk. These uses include parks, greens, retail shops, or other public spaces. These uses, along with residen- tial uses, help in creating neighborhood identity and can encourage pedestrian activity. Each of these centers is defined by a unique feature that currently exists, or is a part of one of the design concepts that follow. • The intersection of Homestead Avenue and Hibiscus Street is the anchor of the what could become Perrine’s Town Center. The Perrine Station on the Florida East Coast Railroad was located at Hibiscus Street and this area has historically been a center of activity. • Proposed Historic Village. The buildings that remain from Per- rine’s early settlement should be preserved and new buildings similar in character can form a cohesive district and a center of activity. • Potential Metrorail Station at Banyan Street. This area was identified during the charrette as desirable for higher-density uses that would take advantage presence of the station. The sta- tion would act as a northern anchor to Homestead Avenue. • Proposed Industrial Village. This area, between Eureka and Quail Roost Drives, should include industrial and residential uses to reduce the need to commute. Traveler-oriented uses should also be able occur near the Turnpike interchange. • Ben Shavis Park. This park, with the proposed addition of sur- rounding residential uses can become a neighborhood amenity. • West Perrine Park and Richmond Elementary. This area is al- ready a center of community activity and will be enhanced with the programmed future improvements to the park and school grounds.
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SW 184 Street SW 186 Street SW 107 Avenue SW 168 Street U.S. 1 Marlin Road 5 4 2 3 1 Turnpike Neighborhood Centers/ Design Proposal Areas 1 Town Center at Home- stead and Hibiscus Avenues
Homestead Avenue and SW 184 Street
Homestead Avenue and Banyan Street
Turnpike Gateway 5 Ben Shavis Park 6 West Perrine Park 1/2 Mile Study Area P E R R I N E C H A R R E T T E 13 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” Homestead Avenue as it runs through Perrine rightly belongs within the venerable urban tradition of the American Main Street. Knitting together the neighborhood, Homestead Av- enue acts as an important corridor of commercial enterprise, social gathering, and community expression. It has the po- tential to regain its role as the vital core of the community in the form of a main street for Perrine. Given the history of Homestead Avenue and Hibiscus Street, the citizens’ vision proposes to go back to its origins. The creation of the Main Street around these two corridors will become a town center for Perrine. The purpose of the main street is not to divide but rather to reconnect and preserve the vitality of the community. The development and reconfiguration of this street will be subject to the following: • Preservation: Identify buildings that are worth preserv- ing. Adopt a historic preservation strategy and reconstruct those buildings that are significant to the history of Per- rine.
• Renovation: Existing buildings on Homestead Avenue may need simple façade improvements and, depending on their actual structural shape, some interior remodeling.
new, mixed-use buildings. Street Elevation for Homestead Avenue depicting the various Mixed-use Building types Homestead Avenue: A Traditional Main Street
DANA LITTLE P E R R I N E C H A R R E T T E 14 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” For Homestead Avenue to become a great Main Street, there must be good instructions provided for its redevelopment. The current zoning code for this street will not allow for the kind of mixed-use Main Street desired under the citizens’ vision. A good and clear set of precise guidelines must be established for building and street design. These guidelines will deliver predictable and desired results and ensure that the design goals can be understood and adhered to by devel- opers, architects and planners. Architectural and urban stan- dards like these illustrated here clearly show the important regulating elements of Main Street buildings, such as build- ing heights, placement and allowable mix of uses. A revised zoning ordinance consistent with good urban de- sign and town building principles such as those illustrated in this document are recommended to help implement the vision.
Homestead Avenue: Establish Design Guidelines JESS LINN P E R R I N E C H A R R E T T E 15 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” SIDEWALKS • Enlarge sidewalks to make it easier to walk down the street. • Provide ample space for outdoor café eating/seating. • Remove any existing obstructions that disrupt pedestrian flow. • Improve street lighting. • Bury the utility wires underground to reduce visual clutter. • Plant large street trees to shade the sidewalk. • Add trees between parking spaces and at corners by using ‘bump-outs.’ • Add appropriate street furniture such as benches and trash containers.
• Buildings should have mixed uses: apartments above the shops and/or offices. • Buildings should have awnings or arcades over the sidewalk for shade. • Buildings should not be setback to provide a real urban char- acter to the street.
• The Street should have parallel parking to separate moving cars from the sidewalk wherever possible. • Develop the concept of ‘shared parking.’ • All other parking should be accommodated behind buildings and accessed through an alley or service road. • The center of the blocks should be clear of any construction. These core centers should be used for parking and where needed, parking structures should be built in them.
• Crosswalks should be highlighted with bricks, pavers, concrete bands or simple color in the pavement.
• Maintain two travel lanes, one in each direction. • Develop parking lanes on both sides of the street.
• Eliminate highway-style, ‘cobra head’ type streetlights • Use more elegant and human scale light standard and fixtures. • Maintain consistency of lighting fixtures throughout the Homestead Avenue “main street” district.
• Customizing street tree planting on a block by block basis will be necessary. • Utilize large, native shade trees (i.e. live oaks) • Plant a continuous strip along the more residential areas.
• Ideally there should be one or two news kiosks in each neigh- borhood center staffed by a merchant. Homestead Avenue: Street Improvements SHAILENDRA SINGH JESS LINN SHAILENDRA SINGH P E R R I N E C H A R R E T T E 16 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” Historic Village During the charrette, residents expressed the need to cre- ate or designate the area northwest of SW 184th Street and Homestead Avenue as a Historic Village. This village would recognize and encourage the historic patterns of residential and mixed use development and allow the re-use of historic and vernacular structures. Considering that the historic Bethel House was relocated to this area and is proposed to become a Bahamian-African- American Museum helps to define the theme and reinforces the importance of this district. The citizens emphasized the presence of other structures that are of historic value. Those structures could be relocated into this village reinforcing the concept and provide a location where these structure can be refurbished to their original glory. The Historic Village development would provide a special destination on Homestead Avenue geared more towards mixed-use, allowing corner stores to operate on the ground floor combined with residences on the upper floors. While most of the new developments are trying to incorporate the concept of the corner stores into the community, the Perrine neighborhood understands it as a tradition. There are sev- eral corner stores and neighborhood retail within this area. These corner stores should be maintained and the synergy that they generate should be used as a catalyst to enhance and develop the historic village. It is important to organize what gets built on the vacant par- cels of this Historic Village, this process will play a great role in defining the character of this special neighborhood. Great architecture with respect to the Bahamian theme of Perrine, should define the future character of the Historic Village.
The Historic Village DERRICK SMITH
P E R R I N E C H A R R E T T E 17 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” The proposed infill buildings should continue to build on the Bahamian tradition in Perrine and set the trend for the rest of the neighborhood. The direct access to Eureka Drive that the Historic Village enjoys allows it to become the ‘face’ for the whole community. A true showpiece corridor can be established for Perrine. The Charrette Area Plan also suggests establishing a pocket green or park on a sizeable portion of vacant lots. This park would provide a sense of ownership and civic pride for the neighbors. It could also be a second alternate location for the proposed library and become the center of activity for the village. The key elements to be followed for creating the Historic Village are: • Relocating and renovating any historic structures that need to be preserved by the community, into this area. • Encouraging the establishment of design standards, which promote redevelopment and also advocate appropriate architectural features in the Bahamian style for any pro- posed new construction in the village.
Historic Village Continued DERRICK SMITH P E R R I N E C H A R R E T T E 18 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals Download 0.5 Mb. Do'stlaringiz bilan baham: 
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