Perrine Charrette Report
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DP&Z “Celebrating our Centennial” Hibiscus Street is one of Perrine’s main streets, which at present is mostly vacant between SW 104th Avenue and Homestead Avenue. Having undergone major reconstruction through repaving and the addition of parking and sidewalks, it now seems poised to support redevelopment. The citizens’ Charrette Area Plan proposes to incorporate mixed-use development at the intersection of Homestead and residential development for the remainder of the street. This would allow a transition from a more urban to residential character at the western end of the street. A key element would be to have a good mix of affordable housing types. Rowhouses, with stoops and porches facing the street, allow for Hibiscus Street: A Residential Boulevard interaction among the neighbors in the community as well as provide natural surveillance. Based on the citizens’ vision, the intersection of Hibiscus Street and SW 102nd Avenue was reconfigured as a small pocket green with a civic monument. This would also act as a traffic-calming device alleviating the confusion generated by the current intersection, and providing a special gathering place for the community. Existing Corner Stores in the neighborhood Aerial view of Hibiscus Street with a good mix of affordable housing types, a pocket green and stoops and porches facing the street Hibiscus Street SHAILENDRA SINGH P E R R I N E C H A R R E T T E 19 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” View to the northeast, showing future Metrorail station and proposed green and Library at the northern terminus of Homestead Avenue Transit-Oriented Development: An Anchor that Generates Activity Transit-Oriented Development During the charrette, the residents expressed the need of extending the Metrorail south along the existing Busway. The idea of having an elevated interconnected train system was welcomed by the community. Most Metrorail stations throughout Miami-Dade County are elevated to service the train, but are disconnected from the community’s public realm and pedestrian environment. The Charrette Area Plan proposes an alternative design for these stations. A design where the passengers are elevated to access the train, but the station is not freestanding and would have a seven to eight story building attached to it. This building would include services, shops, cafes and other businesses within its fabric. Residents expressed the need for a center that would not only serve the immediate neighbors, but Perrine as whole. A center where retail, offices and residential uses are com- bined in appropriate proportion. Where businesses are such that they can be locally owned and affordable to the whole community. The uses would be combined into six to seven- story buildings with office or retail on the ground floor and DANA LITTLE P E R R I N E C H A R R E T T E 20 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” View to the south to the square at the northern end of Homestead Avenue from the steps of the proposed library Transit-Oriented Development Continued apartments above. With this mix of uses, the plaza becomes a center stage that stays alive 24 hours a day. The images below show a station at the inter- section of Busway/ Homestead Avenue and Banyan Street. This location has an abundant amount of vacant parcels, with either car dealerships or surface parking lots occupying most of the area. Relocating automobiles is as simple as driving them away, making this site viable to secure as a future business district. The reconfiguration of this parcel which oc- cupies quite a prominent location within the neighborhood becomes the ideal location for the future civic and business center of Perrine, making sure at the same time that the higher densities do not adversely affect the rest of the community. JESS LINN P E R R I N E C H A R R E T T E 21 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” For many years low-income families have struggled to find affordable housing. Although several government run pro- grams have been put in place to help these individuals ac- quire a place to live, its rare to find affordable housing near job centers. People are forced to either live in remote loca- tions and travel long distances or live in inadequate housing. Smart growth offers many opportunities for communities to revitalize their neighborhoods and to attain a better mix of quality affordable housing. Creating and protecting mixed- income housing in Perrine is critical to achieving smart growth. Three developments, which are owned by the Miami Dade Housing Agency and the U.S. Department of Housing and Urban Development (HUD), were carried out with the in- tention of providing improved housing for the people in the neighborhoods of Perrine. Unfortunately, they were side- tracked along the way by zoning ordinances, lending institu- tions, traffic engineering standards and industry habits stuck in the conventions of bad suburban development patterns. Existing conditions typical of public housing in the Perrine area In doing so, developers slowly eroded some of Perrine’s great network of streets and created enormous parcels where build- ings got placed haphazardly, isolating these “projects” from the community. Within these three housing projects approximately 222 units were created. These subdivisions are generally walled in and provide very little connection to the rest of the Perrine fabric. Their backs face the street with common green areas being relinquished to a parking lot. The buildings are also generic in character and offer no variety in style or place- ment. Many of the structures, are outdated. While buildings should have the capability of reflecting the personality of the individual that occupies it, within these projects, there is no distinction between private and public property, no sense of ownership or pride for the community. Public Housing Public Housing P E R R I N E C H A R R E T T E 22 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” Single-family residential types that can replace public housing units Public Housing Continued The Charrette Area Plan proposes to replace these public housing subdivisions with affordable quality single family housing for low-income families. It proposes to produce 155 single-family residential units in the current public housing complex and an additional 67 units of infill devel- opment (single family homes) in vacant parcels throughout the study area. The redevelopment, as proposed, phases the rebuilding of housing in order to not permanently displace existing residents. Elements of redevelopment and preservation include: • Rebuilding and creation of 222 single family housing units on lots ranging from 25–75 feet wide by 100 feet deep.
• Provide a variety of quality affordable housing stock to choose from. • Creation of a neighborhood green. • Establishment of a fine-grained neighborhood street net- work and system of blocks. • Large shade trees line the streets to provide pedestrian friendly conditions as well as character to the residential area.
• Maintaining a mixed-income of housing to promote smart growth. • A program to provide nearby housing for residents dis- placed during construction and assistance to move back in once rebuilding is complete. DANA LITTLE P E R R I N E C H A R R E T T E 23 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” The industrial district between Eureka and Quail Roost Drives and U.S. 1 and the Turnpike is a significant asset to Perrine, providing a range of employment opportuni- ties in close proximity. This district is not without need of improvement, however. Like most of Perrine, there is a lack of investment in infrastructure and many underutilized properties within the district. On many streets there are no sidewalks, the pavement is often crumbling, the swales are dusty patches of weeds and gravel, and where there is landscaping, it lacks consistency or is not cared for. Outdoor storage blights many of the parcels and in addition, parking is disorganized due to the lack of distinction between private property and the public right-of-way. Instead, parking often occurs wherever open space is available, which lends a chaotic character to the area. Despite the success of many of the businesses in the district, the area has certain short- comings that can be addressed for the district to become more functional and attrac- tive. The Charrette Area Plan makes specific recommendations to address issues in these areas: •
will have a more important and primary character; “the face” for the district, and those that will be more flexible and would be secondary in na- ture.
• Parking: Parking should occur in designated areas. Public right-of- ways should provide for on-street parallel parking wherever pos- sible.
provided throughout the industri- al district to encourage pedestrian travel in the district, as well as allow persons who live in the area to walk to work. • Lighting: Consistent lighting scaled to both the pedestrian and the street should be used through- out the district. • Landscaping: Street trees should be planted throughout the district to provide shade and create a more pleasant working environ- ment.
Industrial District Opportunities SETH HARRY SETH HARRY P E R R I N E C H A R R E T T E 24 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” • Building Placement: Because of the industrial character of the district, flexibility of building placement should be permitted; on larger lots however, the building should be placed at the front of the lot and parking and loading should occur at the rear, particularly on properties with frontage on major streets. • Building Types: New construction, wherever possible, should mix industrial, office, and residential uses. Live/work spaces and loft apartments in industrial neighborhoods are increasingly desirable for many people. Residential uses within the industrial district will provide 24-hour activity in the area and allow people to live within walking distance of workplaces. With these renewed investments in infrastructure and building improvements, additional development can occur benefiting the community with more jobs and a variety of opportunities. Typical existing conditions in the Industrial District Industrial District Continued
P E R R I N E C H A R R E T T E 25 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” At the southern end of Homestead Avenue adjacent to the proposed historic district are several vacant properties be- tween Quail Roost and Eureka Drives. The Charrette Area Plan proposes to take advantage of the location between two arterial streets and proximity to the 184th Street Busway sta- tion with residential, commercial, office and light industrial uses. Seven blocks are proposed to be developed with three- to-five story perimeter buildings that enclose landscaped parking courts. At the center, along Homestead Avenue, a small triangular plaza is created. Developing these proper- ties in an intense manner can encourage greater use of the Busway and provide an appropriate south- ern anchor to Homestead Avenue. View to the north over Quail Roost Drive View to the south on Homestead Avenue at Eureka Drive West Perrine CDC/Bell Properties West Perrine CDC/Bell Properties JESS LINN JESS LINN
P E R R I N E C H A R R E T T E 26 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” The canal that passes through the industrial area can become an amenity, rather than merely a drainage ditch Turnpike Gateway Turnpike Gateway SHAILENDRA SINGH Quail Roost and Eureka Drives are two important corridors that often present the first impression of Perrine to people traveling through the area. Unfortunately, this impression now lacks identity. Exiting from the Turnpike one only ob- serves vacant land, a self-storage complex, and a gas station as the primary uses. Further to the east, businesses start to surround themselves with chain-link fences topped with barbed wire, either lending their backs or huge parking lots, to the streets. Together with a lack of landscape and exces- sively wide travel lanes, this environment encourages people to speed through the area in order leave Perrine as soon as possible. P E R R I N E C H A R R E T T E 27 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” Rather than merely being a place where visitors pass through, the Charrette Area Plan proposes to create a gateway district that represents a positive image for the rest of the Perrine community. This gateway district should build on an image of Perrine as a pedestrian-friendly traditional community and should include a mix of retail, office, residential, and light industrial uses. Additionally, since this area is adjacent to and has excellent visibility from the turnpike, a hotel and other traveler-oriented uses can be appropriate and desirable. Citizens proposed to take advantage of the unique opportunity that the canal provides and make it an amenity that could be used by everyone in the neighborhood. With buildings that address the canal rather than backing onto it and landscaping that is sensitive to the waterway, this beautiful and incredibly clear canal can be an asset to the properties that adjoin it. To enhance the street network within the district, the Charrette Area Plan proposes to extend SW 112th Avenue south to Quail Roost Drive with the addition of a bridge over the Canal. This new street extension would provide additional lots with street frontage and permit more opportunities for development. Also, SW 109th Avenue between Eureka and Quail Roost Drives can be improved with the addition of two greens that would resolve the awkward diagonal intersections that currently exists at these two streets. The greens would be fronted by mixed-use buildings, together creating a more appropriate ‘face’ to the district. This is a clear vision to create an area with character and identity that could develop into a unique gateway district. A district that would be an asset to Perrine and its surrounding communities. Aerial view to the northeast over the Turnpike, showing proposed traveler-oriented development between Quail Roost and Eureka Drives. Turnpike Gateway Continued SHAILENDRA SINGH P E R R I N E C H A R R E T T E 28 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” SW 104th Avenue is an unusual street in that it has transit service, commercial uses, a very wide right-of-way, but is not an arterial roadway such as SW 107th Avenue, just wo blocks to the west. The primary impression of SW 104th Avenue is one of sparse landscaping and vacant lots. The paved center portion of the street is very wide despite the light level of traffic. Narrow sidewalks line either side of the street and lack shade due to the absence of trees in the right- of-way and on surrounding properties. The combination of vacant land and buildings that do not face 104th Avenue lends an disused feeling to the area, particularly south of SW 176th Street. The Charrette Area Plan proposes to build upon and expand on 104th Avenue’s mixed-use character by creating
SW 104th Avenue: A Neighborhood Corridor Community a neighborhood center at SW 175th Street with additional shops, surrounded by new apartments, townhouses and single-family residences. New residential uses will provide additional customers to the existing stores on 104th Avenue and also supply the ‘eyes on the street’ that are necessary for a successful pedestrian environment. The Plan proposes specific improvements to the public right-of-way with wider sidewalks, a median, and additional landscaping to create a more pleasant environment for all who use the street. Opportunities for the infill of vacant lots with residential buildings should be encouraged along the entire length of 104th Avenue within Perrine. SW 104th Avenue JESS LINN P E R R I N E C H A R R E T T E 29 MIAMI-DADE COUNTY DEPARTMENT OF PLANNING AND ZONING URBAN DESIGN CENTER Design Proposals DP&Z “Celebrating our Centennial” One of the major concerns expressed by the citizens of Perrine during the charrette was the present condi- tion of Ben Shavis Park, located on the east side of SW 104th Avenue between 177th and 178th Streets. The residents insisted on preserving this park, if it could be made more secure and pleasant for children to play, where they can walk to or where there parents will let them go on their own. The present conditions are of an area not considered secure by the neighbors. Some of the conditions that contribute to this negative image are the lack of any street circulation fronting the park and the absence of any structures around the park. The few existing residences turn their back and never address the park itself. The Charrette Area Plan proposes to remedy this situation by taking advantage of the vacant properties around the park as well as the opportunity to redevelop the public housing to the south of the park. The proposed new housing is crucial to maintaining accessibility and a visual connection by allowing the park to be fronted by streets on all sides. This would allow a natural surveillance of the park and discourage any uses or elements that would bring a negative perception to the neighborhood. Proposed surrounding higher density residential development in the form of two-story townhouses would face the park directly and would provide ‘eyes on the street.’
Ben Shavis Park Ben Shavis Park P E R R I N E C H A R R E T T E 30 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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