N A B R U
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J
E N N EA
/ O T CAN
CENTRAL SHOPPING CENTER / MIAMI, FL 3
JEANNE CANTO
INSERTION
Just as influential as the built environment, open “unprogrammed” space is the key insertion into the city. Squares, plazas, or piazzas, terms used interchangeably, are the result and are dependent on their surroundings for its specificity. Despite the seemingly undetermined nature of a square, it serves as a move that expands the built environment from an interior condition to an exterior one. The plaza is a harmonic addition, passively extending and inviting users to its confines. A well-designed, unprogrammed space is the most flexible and useful insertion to the urban environment. The plaza is meant to serve as a gathering ground for the inhabitants in the vicinity and immediate surroundings, typically a perimeter of buildings. The goal is to design a space that is comfortable not just in terms of scale and the environment, but safety. The key to these successful insertions is to place appropriate built program around the “unprogrammed” space to influence the square, or park’s, usage. An example would be to design a space bounded by restaurants, with plenty of shade, which will influence the usage of the space as an outdoor seating area. A long lawn, facing a tall, blank wall would serve as a space for movies on clear nights. Existing examples include one of the world’s most famous square, Plaza Mayor in Madrid and the Superquadra from Brasilia. Both examples provide key elements of proportion and open space organization. In Plaza Mayor, a five story perimeter encloses the plaza and the activities that occur within it. The perimeter primarily consists of small shops, cafés and restaurants. In Luis Costa’s Superquadras of Brasilia the idea of self sufficiency is key. 3000 people live within each of these blocks, which also houses schools, gyms, and markets and uses green pathways to connect all activities. Central center is a 1300’ by 1300’ shopping center south east of the Miami International Airport and is adjacent to the Magic City Casino. The site is capable of holding a multitude of activities beyond stores and a parking lot that takes up almost the entire site. A sensible insertion, would be to create spaces where inhabitants of this super block can congregate and activate the spaces with a variety of programmed and impromptu activities.
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ART and THE CITY OF MIAMI
SEMINAR
Miami’s art scene has burgeoned in the last 10 years. In 2002 one of the main forces, Art Basel, made it’s way on to the scene, spurring the growth of neighborhoods like Wynwood and the Design District. These art districts have begun to attract visitors not just from Miami, but from around the world, to walk it’s streets, appreciate the art, in galleries and on the walls. While this adds to Miami’s cultural integrity, the neighborhoods have lost their original character and it’s original inhabitants have had to find other residnce due to higher rent and mortgage costs. During the course of the Master’s Seminar I developed this chart that tracks the proliferation of art based businesses and the rising, and falling prices of property in its vicinity. Large incidents, like the drug war and art basel seem to mark large changes. (Inflation has not been accounted for)
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SEMINAR Where should the next art and cultural district be designed into Miami?
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L O C AT I O N
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North River Drive Community CHARACTERISTICS Seven building apartment complex surrounded by ground level parking. Located along busy North River Drive.
ADVANTAGES Well connected to 836 and I-95. Large public park to the Northwest and commercial area 3 blocks north.
MIAMI 21 SECTION MAP KEY ELEMENTS
Existing Apartment Complex
View from bridge on NW 22nd Ave
Ship yard across North River Drive
IMPROVEMENTS Create a new masterplan for the housing in order to reduce parking along the edge of the site and add amenities like a market and gym or athletic track. This and that.
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LOCATION
MIAMI 21 KEY
LOCATION
Flagler Street Extension CHARACTERISTICS Mixed island of commercial and residential buildings along two one-way streets that diverged from Flagler St.
ADVANTAGES Along a very popular street in Miami which would attract consumers and within a heavily residential area which would add to the liveability of the area.
MIAMI 21 SECTION MAP KEY ELEMENTS
Six street intersection
Anomaly - 10+ story apartment Typical existing stores along building. Flagler street.
IMPROVEMENTS Homogenize the use of the ‘island’ as a fully commercial zone that will attract pedestrians from the neighboring areas and commuters along Flagler Ave. Precedent: Lincoln Road
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LOCATION
Central Shopping Plaza CHARACTERISTICS Shopping center with a mix of large national chains and small locally owned stores. 75% of the site is dedicated to parking and occasional temporary structures.
ADVANTAGES Situated near 836 giving possible residents quick access to Downtown Miami and within a dense residential area. Could benefit from commercial activity.
MIAMI 21 SECTION MAP KEY ELEMENTS
Situated across from Magic City Casino, very active.
Heavily commercial district...
Surrounded by single family homes.
IMPROVEMENTS The possible density of the block is not being used to it’s advantage. Residential, commercial, and civic space can all be placed on this site. Live/Work Spaces
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MIAMI’S NEXT CULTURAL AND ART DISTRICT
LOCATION
FORMERLY CENTRAL SHOPPING CENTER
MI_URBAN SUPERBLOCK DESIGN CULTURAL DESTINATION DENSE URBAN CONDITION PEDESTRIAN STREETS
SITE DETAILS
KEY INTERSECTION NW 7th St and NW 37th Ave (Douglas) 1300’ by 1300’ Approximately 1,700,000 sq. ft. Zoned T6 - 8 (Urban Core, 8 Stories) FAR: 0.2 Current buildings are one story with no covered walkway no the perimeter. The site is 80% parking and empty lot space.
_URBAN REDESIGN
Major Urban Manipulation Redesign key intersection as a roundabout to slow traffic in the neighborhood and facilitate pedestrian passage across a 4-lane intersection. Maintaining Site Boundary 1300’ by 1300’ Approximately 1,700,000 sq. ft. FAR: >2 INCREASING FAR to create a highly dense urban condition. This neighborhood will be marketed toward individuals who are looking for a live/work experience, who will work within the site and will not need cars.
Encourage walking by designing pedestrian “streets” and a major pedestrian boulevard along 7th street and Douglas Ave.
EXISTING BUSINESSES
FAST FOOD McDonalds, Taco Bell, KFC, Burger King SMALL STORES Dollar Store, Clothing, Nail Salon, Cuban Coffee Shop LARGE NATIONAL CHAINS K-mart, Winn-Dixie FINANCIAL Bank of America, Cash Advance OTHER Blockbuster, Gas Station, Rent-A-Center 12
Limit the use of the car by restricting access onto the site to a very minimal amount and designing live/work spaces as well as attempting to create a self sufficient block. The block will have markets, libraries, retail and a gym to serve the community members. Manipulation of this site will not displace the business owners or any inhabitants making it the most sustainable site of the three. This redesign will increase the commercial activity in the area and provide a central hub with character and excitement to this neigborhood.
LOCATION
1300’
1300’
PUBLIC TRANSPORTATION
Bus stop on Douglas Avenue
Bus stop on 7th Street
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CATALOG
C AT A LO G
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Explore existing urban conditions to influence the orgnization, proportions and flow of the open spaces.
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CATALOG
HYPERDENSE SUPERBLOC KS SUPERQUADRA Brasilia, Brazil The superquadra is an residential block 280 m square that holds slender six storey apartment building.s. FAR = 1.1 SUPERBLOCK Berlin, Germany Dense urban blocks
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Hyperdensity
384’
270’
257’
333’
U N P R O G R A M M E D S P A C E TRAFALGAR SQUARE London, England Main square in a leading metropolitan city for used for both political demonstrations and New Year’s celebrations.
PLAZA MAYOR Madrid, Spain
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0’
Central square whose perimeter buildings house municipal and cultural offices.
PIAZZA NAVONA Rome, Italy
ALEXANDERPLATZ
822’
170’
Berlin, Germany Historical plaza that is part of a major transporation hub.
LTL | BUILDING 82% (A + B) Alternative Miami, Int/Ex Relationships Miami, Florida
HGA | ARTSPACE (C ) Live/Work Artists’ Housing Mount Rainier, Maryland
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CATALOG
P I A Z Z A P L A Z A S Q U A R E
CATALOG
22 5’
------
600’
100’
300’
’ 5 11 18
The superblock style density is not typical to MIami, where sprawl is commonplace. Current projects in Miami that have begun to display dense urban design elements includes Midtown Miami and the Design District. South Beach is a very dense pedestrian neighborhood but does not take advantage of optimum height of four stories to increase the usage to program beyond retail.
CHAMPS ELYSSES Paris, France Key conduit is Baron Haussman’ns Paris revamp. A wider avenue with multiple lanes of vehicular traffic down the middle splits the urban fabric.
PASEO DEL PRADO Madrid, Spain A linear park runs along the center of the conduit, providing a safe and shaded walkway for pedestrians.
WYNWOOD Miami, Florida An emerging art district in MIami. Once a warehouse district, the neighborhood is now has a burgenoning art and bar scene.
LINCOLN ROAD Miami, Florida Despite suffering from a series of up’s and down’s , Lincoln Road has proved to be the best urban outdoor mall in Miami. Vehicular traffic travels on parallel streets, not on the main shopping avenue.
LA RAMBLA Barcelona, Spain Wide pedestrian conduit inbetween two lanes of traffic, similar in structure to the Paseo del Prado. 19
CATALOG
PEDESTRIAN BOULEVARD
D E N S I T Y
P R O C E S S SKETCHING
S C A L E D C O L L A G E
I N C R E A S D E N S I T O V E R L A Z O N E
E Y P S
M U M
A J O R B A O V
R N E
A D D I T I O N OF ROUNDABOUT
JEANNE CANTO
_URBAN
D E S I G N
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JEANNE CANTO
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PROGRESS
MASTER PLAN
A
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Plaza Perimeter: 3-4 story building primarily for retail space, restaurants and the piazza is understood as a public domain for visitors and inhabitants of the superblock.
B
Superblock Perimeter Building: Retail and work spaces occupy the first 3-4 levels and are followed by residences.
PROGRESS
C D D D C D B B B B
Commercial and Retail: Primarily for work, live/work and large retail spaces or a gym. Lower
B
C
A
Live/Work space, parking and residences stacked vertically. Marketed to people who would work within the same building.
D
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PROGRESS
LAYERING
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LAYERING PROGRESS
LAYER 3
LIVE
LIVE
LIVE
LAYER 2
LIVE/WORK
WORK
PARK
LAYER 1
RETAIL
LARGE SCALE
PARK
Zoning of Vertical Layers
A three-tiered stack determines the program and typology of the buildings within Mi_Urban. The ground floor engages with the pedestrian, so it is most beneficial to have public retail and commercial spaces versus private residences. The second and third floor offers space that is still engaged with the pedestrian street but seperated by distance, making it ideal for work and live/work spaces. Above the third floor, seperate from the public conduit, apartment space is best placed.
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PROGRESS
PEDESTRIAN STREET
B
STREET SECTIONS
The street sections are informed by the buildings on either side of it. The adjacency of different building typologies influenced the width of the pedestrian street and in turn influenced the horizontal layering of space between. Spaces are designated for walking, outdoor dining, running, biking, and window shopping. A common element of the larger street sections is the faster bicycle or running lanes that are placed in center of the “streets� to prevent the constant crossing of two different speeds of traffic.
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B
SECTION PROGRESS
D
B
A
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PROGRESS
PEDESTRIAN STREET
B
A This street section is adjacent to the plaza and between retail and commercial spaces. This is the widest pedestrian street, at almost 80’. An open area for outdoor stands or farmers markets, and outdoor dining are available on the commercial side. On the right side, adjacent to the plaza perimeter slower, shaded walking space is alloted.
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PEDESTRIAN BOULEVARD PROGRESS The pedestrian boulevard is influenced by other promenades like Barcelona’s Ramblas and Madrids Paseo del Prado. 50 feet are dedicated to the pedestrian and a protected bike lane, which is then followed by 10 foot wide streets to slow down vehicular traffic alongside the boulevard. The combination of the thinner streets and the traffic circle will reduce traffic in the area.
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PROGRESS
PROGRESS
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JEANNE CANTO
STUFF
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STUFF
JEANNE CANTO
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GOALS
EXPECTED IMPACT CENTRAL SHOPPING PLAZA SITE: 1,890,000 SQ. FT. RETAIL SPACE: 400,000 SQ. FT. TOTAL SQ. FT.: 400,000 SQ. FT. FAR: 0.2 GROUND FLOOR RETAIL SPACE: 400,000 SQ. FT 80% of the site is dedicated to parking
MI_urban SUPERBLOCK SITE: 1,890,000 SQ. FT. RETAIL SPACE: 400,000 SQ. FT. TOTAL SQ. FT: 5,336,653 SQ. FT. FAR: 2.8 GROUND FLOOR RETAIL SPACE: 670,000 SQ. FT [1.72 times the original square footage] OFFICE SPACE: 1,380,000 SQ. FT. About (1,000) 1,000 SQ. FT. units APARTMENT SPACE: 3,267,000 SQ. FT. About (4,300) 600 SQ. FT. units Site could house upto 8,000 inhabitants $52,000,000 on apartmen rent in 1 year Will stimulate public transporation New Cultural Center
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GOALS
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