EAST QUADRANT INTRODUCTION TRANSECT THEORY DRAFT IN PROGRESS

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1 EAST QUADRANT THE TRANSECT AND THE FORM-BASED CODING RURAL I I I I I I I I I I TRANSECT I I I I I I I I I I URBAN NATURAL TRANSECT ZONES URBAN TRANSECT ZONES T1 NATURAL T3 SUB-URBAN T2 RURAL DISTRICTS T4 GENERAL URBAN T5 URBAN CENTER T6 URBAN CORE D DISTRICT The transect is a geographical cross-section which reveals a sequence of environments. For human environments, this cross-section can be used to identify a set of habitats that vary by their urban character, in a continuum ranging from rural to urban. This range, rural to urban, provides a rational basis for organizing the components of the built work: buildings, lots, land use, open space, streets, all elements of the human habitat. Form-based coding describes the desired volume of buildings and their interaction with public space. A.19 D U A N Y P L AT E R -Z Y B E R K & C O M PA N Y

2 EAST QUADRANT CITY OF MIAMI MIAMI-DADE THE TRANSECT IN SOUTH FLORIDA TRANSECT ZONES T1 - NATURAL ZONE The Natural Context includes all lands that are in pristine condition and permanently protected from development either by purchase or by environmental law. In Natural Context the continuity of nature trumps roads and other man-made artifacts. The only buildings likely to be found are farmhouses or campground structures. NON EXISTING T2 - RURAL ZONE The Rural Context includes lands that are not appropriate for development, but that have not been permanently protected like the Natural Context. The Rural Context usually includes agricultural and woods land. T3 - SUB-URBAN ZONE The Suburban Context is similar to conventional suburban residential areas except that they are within a pedestrian shed and always attached to other zones, and they are thoroughly connected to a diverse community. The Suburban Zone is most similar to a village or to outskirts where lots and setbacks are larger, streets curve with the contour of the land. Streetlights and sidewalks are scarce and only on major roads. T4 - GENERAL URBAN ZONE The General Urban Context is the place that starts coalescing into an identifiable urban fabric. These areas are within easy walking distance to a village or town center. Houses, even rowhouses pull up close enough to the street so that from a porch you can talk to a passerby. T4 has a has wide parameters on what is allowed. It has the messy vitality typical of American urbanism. While T3 is decisively suburban and T5 and T6 are uniformly urban, T4 ranges to both. T5 - URBAN CENTER ZONE The Urban Center Context is the equivalent of the Main Street. There are often sometimes townhouses and there is always a selection of apartments. The Urban Center includes merchants, offices, live work-units and old folks who don t want to drive around to get to all the necessities. T6 - URBAN CORE ZONE The Urban Core Context only occurs in regional centers. It has the tallest buildings, busiest pedestrian life, and most variety. It s the place of one-of-a-kind functions like city hall and cultural buildings. The Urban Core is where urbanism trumps nature; it s where the trees are lined up in planters, and the river is contained in embankments. It is the place that many willingly live in high density instead of sprawling out into the landscape. It is a most ecological condition. D - DISTRICT District designations shall be assigned to sites and structures that by virtue of their intrinsic function, disposition or configuration, cannot be incorporated into one of the regular community types. Typical Districts are entertainment and tourist districts, college campuses, capitol districts, hospitals, large scale transportation or manufacturing facilities such as airports, container terminals, refineries and the like. A.20 D U A N Y P L AT E R -Z Y B E R K & C O M PA N Y

3 EAST QUADRANT URBAN EVOLUTION FROM S TO NODES 0 1MILE The evolution of a city from a low density surburban environment to high density urbanism requires a transition from a linear vehicle dependant system to a nodal transit friendly organization of land use and density. A.21 D U A N Y P L AT E R -Z Y B E R K & C O M PA N Y

4 STAGE I - ORIGINAL E-W CONDITION ILLUSTRATIONS OF SUCCESSIONAL GROWTH COMMERCIAL BUILDINGS STREET ONE STREET TWO Beyond the goal to consolidate existing regulations, Miami 21 must project a vision for the future growth of the city. Five stages of development are here illustrated in sequence, from the early building to the current state, to a proposal for rational successional growth. The corridor s early development produced low rise commercial buildings adjacent to single famly neighborhoods. The commercial buildings and parking were largely contained within a single lot depth along the street. A.22

5 STAGE II - E-W GROWTH IMPACTS STREET ONE COMMERCIAL BUILDINGS STREET ONE STREET TWO Higher density commercial development requiring additional lot depth for parking results in re-zoning of abutting residential property and a change of character to the adjacent street (street one). A.23

6 STAGE III - E-W - ROWHOUSES LINE GARAGES ALONG STREET ONE COMMERCIAL BUILDINGS RESIDENTIAL LINER STREET ONE STREET TWO The proliferation of commercial parking lots and garages facing the neighborhood on street one results in the requirement for residential liner buildings to conceal the parking and to present a frontage compatible with the neighborhood. A.24

7 STAGE IV - E-W - ROWHOUSES COMPLETE ONE SIDE OF STREET ONE COMMERCIAL BUILDINGS RESIDENTIAL LINER ROWHOUSES STREET ONE STREET TWO Extending the rowhouse frontage the full length of the street integrates growth and improves street aesthetics. A.25

8 STAGE V - E-W - ROWHOUSES COMPLETE BOTH SIDES OF STREET ONE COMMERCIAL BUILDINGS RESIDENTIAL LINER ROWHOUSES STREET ONE STREET TWO Street one becomes a street of transitional density and height between the high density corridor and the residential neighborhood which is preserved from street two to beyond. A.26

9 STAGE I - ORIGINAL N-S CONDITION - ILLUTSTRATIONS OF SUCCESSIONAL GROWTH COMMERCIAL/ RESIDENTIAL BUILDINGS SURFACE PARKING A.27

10 STAGE II - N-S GROWTH IMPACTS RESIDENTIAL NEIGHBORHOOD COMMERCIAL/ RESIDENTIAL BUILDINGS SURFACE PARKING A.28

11 STAGE III - N-S - ROWHOUSES LINE GARAGES COMMERCIAL/ RESIDENTIAL BUILDINGS RESIDENTIAL LINER SURFACE PARKING A.29

12 STAGE IV - N-S - COMPLETE TRANSITION COMMERCIAL/ RESIDENTIAL BUILDINGS TRANSITIONAL BUILDING RESIDENTIAL LINER NEW STREET CONNECTION REAR ALLEY ROWHOUSES SURFACE PARKING A.30

13 EAST QUADRANT INTERSECTION - DENSIFICATION NODE A.31 D U A N Y P L AT E R -Z Y B E R K & C O M PA N Y