1. 1 BRIDGE THE GAP: Wuyuan Bays Transit-Oriented
Development
2. 2 BRIDGE THE GAP: WUYUAN BAYS TRANSIT-ORIENTED DEVELOPMENT
CODE by: David Perry, William Penland, Rachel Safren A Professional
Project Submitted to the Faculty of the School of Architecture at
The University of North Carolina at Charlotte in partial
fulfillment of the requirements for the degree of Master of Urban
Design Charlotte August 7, 2014 Approved by:
_________________________ Professor [name here]
3. 3 This booklet provides an overview of work that was
completed by David Perry, Will Penland, and Rachel Safren during
the Graduate Program of Urban Design at the University of North
Carolina at Charlotte in the Summer of 2014. The work was first
initiated in Xiamen, Fujian Province, China at Xiamen University
and was completed back in Charlotte. The concept, Bridge The Gap,
was a direct response to a transit oriented development (TOD) site
situated next to a Zhongzhai Village. The village is a low-income
neighborhood that could exist next to the TOD site for another
10-20 years, before the village agrees to sell the land to the
municipal government under Chinese law. The conceptual masterplan
was developed and initially presented in Xiamen with the assistance
of two Xiamen Univesity students, Zoe and Sue, and a WuHan
University student, LinJing. After travelling back from China, the
remaining group members were tasked with developing more detailed
plans of the overall masterplan and creating a form based code that
could be used as a tool to develop the site in the future. A review
of the conceptual plan completed in Xiamen, a compiled and more
detailed study of the plan and its form based code have been
compiled in the following pages. Abstract
4. 4 Table of Contents Site History and Context 2.3:
Application of Concept in Design Strategy 10 2.2: Concept Evolution
9 2.1: Project Constraints and Goals 9 Project Overview Chapter 2
1.3: Site Analysis 7 1.2: Existing Conditions 6 1.1: History of
Xiamen and Planning Area 6 Chapter 1 Detailed Site Studies 19
Chapter 4 Design Proposal: Bridge the Gap 13 Chapter 3 4.3:
Ecological Park and Southern End 34 4.2: Cultural District 30 4.1:
Northern End 21 Revised Master Plan 48 Chapter 5 6.5: Electronic
Copy Back Cover 6.4: Works Cited 98 6.2: Definition of Terms 91
6.1: Precedent Library 89 Appendix 88 Form Based Code 45
5. 5 This Page Left Intentionally Blank
6. 6 Located in Southeast Chinas Fujian Province, Xiamen island
has a long history of being a successful seaport, which is why the
citys name translates into gate of China. While still a prosperous
port, the city has focused on utilizing their natural resources to
enhance their tourism industry. Fujian Province and the island
experience subtropical monsoon climate with mild weather throughout
most of the year, which supports tourism as well as the surrounding
natural landscape of beautiful vistas to the sea and mountains.
Furthermore, the city boasts a variety of folk customs from
minority populations that are allowed to flourish, with special
considerations provided to festivals that can attract both Chinese
nationals and international travelers to the island. Chapter 1:
Site History and Context 1.1: History of Xiamen and Planning Area
1.2: Existing Conditions Collectively, there are three parcels that
form Xiamens Wuyuan Bay Transit Oriented Devel- opment site located
on the islands eastern coast and is shaped by Wuyuan Bay and the
401 Coun- ty Road. While the site currently has access to a
well-maintained beach, with views to bridges and the nearby
wetland, it is not easily accessible and is hardly used by the
public. The site was previ- ously developed as a tourist location
and contains a number of cultural buildings, such as the Fujian
Yuangu History Museum, The Treasure Museum, and a few galleries.
Unfortunately, it is significantly underutilized because the site
was developed as a destination with little to no housing, office
and commercial space provided. There are more cars than locales on
the streets with cultural amenities. A white fence runs along the
length of the site and hinders beach access. Although the site is
not easily accessible, it does offer beautiful views of the bay on
its boardwalk. A wide and active highway block pedestrian access to
the site.
7. 7 The extension of Xiamens transit infrastructure into the
site provides another opportunity to capitalize on all of the
strengths this site has to offer to the entire islands population.
The proposed Metro Line 2 will run along the length of the site,
underneath Roundabout Main Road, and allows for two stations within
the site. Wuyuan Bay North station will be a transfer station to
Line 3 and Wuyuan Bay South Station will provide a closer entrance
to Wuyuan Bay Wetland Park. Currently, a small commercial zone to
the north, Zhongzhai village to the west, high-rise residential
towers to the south frame the site, and the man-made bay shapes the
sites eastern edge. However, with the proposed stations, the entire
area is likely to be redeveloped to encourage more density with- in
the next fifteen to twenty years. 1.3: Site Analysis Zhongzhai
Village Wuyuan Bay Wetland Park High-Rise Residential Towers Office
Zone Commercial Zone Site Boundary Xiamen continues to experience
both economic and population growth, which is shifting the citys
planning focus from the developed western coastline to the
underdeveloped eastern coast. Wuyuan Bay and its surrounding
infrastructure make this development site an ideal new urban
gateway that could symbolize a connection between the western and
eastern coasts of the island. External Strength: Entrance to
Zhongzhai Village High-rise Residential Towers to the South Wuyuan
Bay Wetland Park Establishing a New Urban Gateway The distance from
Xiamens commercial downtown and main tourist attractions hinder the
number of visitors that would be interested in traveling to the
site. External Weakness:
8. 8 The development site acts almost as an intersection
between two pivotal gateways into the city: the Gao Qi Airport and
the Xiangan Cross-Harbour Tunnel, which connects both Jimei and
Xinlin districts to Xiamens downtown. Transportation Strength:
While the sites infrastructure is able to accommodate vehicular
traffic, it is not suitable for pedestrians and acts as a barrier
by restricting visitor access into the site. Transportation
Weakness: Proximity to Established Infrastructure Egrets are native
and thrive in Xiamen With the exception of the monsoon months, May
and June, the city and site experience mild weather conditions that
Environment Strength: While the bay and wetland were man-made and
added value to the Huli district, the site is not immune to the
poor air quality that continues to become a prominent issue
throughout all of China. Furthermore, Zhongzhai village lacks
quality facilities and pollution and poor sanitation are an issue.
Environment Weakness: allows for the areas notable egret habitat to
thrive in the nearby wetland park. Great care and consideration was
given to the sites landscaping and pedestrian circulation, where a
manicured boardwalk is accessible to pedestrians along the bays
front. Internal Strength: While the boardwalk is a value-add to the
site, the other open spaces available to the public are boring,
with little to no shade and no street furniture. Internal Weakness:
The proposed metro lines will support the needs of attracting more
External Opportunity: Other development is already occurring in
other parts of Huli district, including Gao Lin, a housing
development, and Wan Da, a commercial development project. External
Threat: To encourage tourism, Xiamen is particularly supportive of
their minority groups and Zhongzhai village happens to include one
of those populations, which is known for their Dragon Boat
Festival. Internal Opportunity: While Zhongzhai village provides a
rich cultural opportunity, the village houses a large low-income
population that depends on low-end commerce and has experienced
crime in the past. Lastly, throughout the entire country there has
been a give-and- take relationship between tradition and modernity;
this will be vary apparent with whatever development project occurs
on the site, especially since the village may continue to exist for
decades. Internal Threat: There is little to no shade or street
furniture offered for visitors young professionals to Xiamens new
Torch High-Tech Industrial Development Zone. Additionally, the
islands southern Siming District continues to experience increasing
land prices; northern Huli district is seen as a more financially
attractive place to live for young professionals. Dragon Boat
Festival is celebrated during the month of May in Xiamen
9. 9 Since this site is intended as a transit oriented
development, the programming of the site needs to support such a
use while taking into consideration the social, economic, and
environmental influences that could develop in the future for the
area. The development goals include a Floor Area Ratio (FAR)
between 2 and 2.5, which translates into 360,00 450,000 sq. meters
of building. Commercial spaces in the form of a shopping center,
shopping street or waterfront entertainment area had to be included
in the design, as well as two hotels, office spaces of around
40,000 sq. meters, approximately 120,000 150,000 sq. meters of
housing, and various cultural facilities. Additionally, at least
twenty percent of the development site had to be composed of public
open space. Buildings were suggested to have a minimum setback of
20 meters from the main avenue and there were no limits on building
heights. Lastly, there was no parameters set that dictated the need
to keep any of the existing buildings. Chapter 2: Project Overview
2.1: Project Constraints & Goals 2.2: Concept Evolution The
concept for the development stems from the require- ment to Bridge
the Gap between three impeding develop- ment impacts which are
Social, Environmental, and Eco- nomic. Connecting Social Gaps: To
ensure social connectivity between the adjacent local urban fabric
of the Zhongzhai village and the site, the con- cept evolved to
minimize gentrification, and connect with a cultural vertical
village. The importance lies with the ability to Age in Place;
Live, Work, and Play; and the sense of a Cultural Identity within a
modern development. Connecting Environmental Gaps: The site offers
ample opportunity for environmental aware- ness, thus a passive
design evolved as a response to protect the ecological balance of
the shoreline and site, while expanding ecologies with urban
farming, maintaining beachfront recreational vocations, while
promote a healthy living environment. Connecting Economic Gaps: The
program requirements dictated along with the size and magnitude of
the project, place the devel- opment in a category as a catalyst
for regional change. This scale of opportunity for a 2nd city
center in Xiamen allows for the design of an economic engine to
fund development costs and attract Chi- na500 business. Concept
Focus Areas
10. 10 2.3: Application of Concept in Design Strategy With the
island of Xiamen under rapid urbanization, as with all of China,
the issue of urban verticality has become an important debate. The
urban renewal process is erasing traditional urban villages and
shaping vertical urban centers which distinguish themselves as a
contemporary urban culture. Thus the exploration of verticality is
critical to development of a sustainable site. This development
focuses on two topics: compact urban form in an urban center, and
organization of infrastructure, programs, and public spaces in a
three-dimensional framework. Design Principle behind Bridging
Social Gaps: The importance lies with the ability to Age in Place;
Live, Work, and Play; and the sense of a Cultural Identity within a
modern development. In accordance with program requirements for
vertical urban- ism, our answer addressed a comprehensive approach
in other words a responsibility towards so- cial inclusivity in a
place and time where new development usually comes at the expense
of disrupt- ing existing social networks. This calling for a
connective physical and social network brought to our attention the
following issues. The following categories identify each concern
and how we addressed those challenges. Connectivity at the Urban
Scale - The design strategy includes provisions for regional
connectivity using different modes of transportation from easy to
access perimeter locations. - A developed relationship between
Zhongzhai Village and the site: a proposed cultural district which
responds to the existing urban fabric. - The centrally positioned
cultural district is designed as a vertical village; a continuation
of Zhongzhai village. - Comprehensive planning inclusive of
neighboring low-income needs. - Direct public access between the
Wuyan Bay beach and the existing urban village as a continuation of
the socially inclusivity. - Direct access to an open market
supporting local resident livelihoods. - Use of connective plazas
and public space. Transit Oriented Development TOD) Primary to the
site program was our vision to create a simple and expressive
T.O.D. scheme in order to accommodate multi-modal connectivity
including; transit, vehicular, bus, taxi, boats, pedestrian, and
tourism incorporating the following features: - A connective
concourse level between the two metro stations to allow for
multi-level pedestrian circulation at the subterranean
concourse/sunken plaza level, as well as the street level. - The
concourse level has retail offerings and open space for relief from
sun and heat. - The various parking garages access the concourse
level directly. - The concourse level opens at the sunken plaza
level. - This concept led to the sunken plazas being placed
throughout, connecting the metro stations, the beach, and the
traditional urban village.
11. 11 Pedestrian Circulation - Offer a distinctive and
connective circulation pattern throughout the site to link urban
spaces within the various districts together. - An urban park
between the districts interweaves the pedestrian experience under
tree canopy opening to lagoons with beach access. - Design the
circulation pattern for site connectivity between villagers,
residents, visitors and workers at various levels. - Link public
space at the ground level to lower and raise public plazas above. -
Design for pedestrian and vehicular circulation at separate levels.
Vehicular Circulation - Limit private vehicular circulation within
the site at the ground level in order to maximize pedestrian
circulation. - Make underground parking garages available
throughout the site. - Allow for a connective emergency circulation
route at ground level within the site. - Connective plazas offer
plenty of space for emergency vehicles to access any part of the
site. Waterway Circulation - Propose a waterway connection between
the site and the yacht club directly across the bay. - Alignment of
a marina with an extension of the site. - Offer bay access to boat
with docks, entertainment, and supplies. Design Principle behind
Bridging Environmental Gaps: The following environmental and
ecological considerations are the driving forces behind the design:
- Development of public spaces in relation with proximity to shade
- Coastline interaction - Developing a connection with the wetland
park across the bay with a series of ecological islands -
Positioning structures in relation to solar heat gain, and wind
directions - Prioritizing site-thru-access points and establishing
a purely public beach access - Direct connection with Wuyuan Bay -
Prioritizing location and duration of the connective ecological
footbridge emerges at important locations or only within important
districts - Maintaining a balance between nature and society with
greenbelts, islands, beach and park - Creating public space along
the beach which connects the bay and the village
12. 12 Design Principle behind Bridging Economic Gaps: What
kind of place is it? Will a villager feel welcome to inhabit the
site? These types of questions and others take into consideration
market potential and exclusivity all of which address recognition
and identify in a changing market. In order to bridge these
considerable gaps, particular attention is paid to articulating
districts thru the use of vertical urbanism. By articulating the
figure ground of the urban space, districts are formed and public
space is studied for creating exciting, memorable and attractive
spaces. The districts which manifested as a result of the analysis
were (1) a centrally located cultural district tying directly to
the existing traditional village, serving as a magnet for cultural
activities, and (2) two economic centers anchoring the development
which resulted as a response to attracting regional market
activities which can build on economic, commercial, cultural,
entertainment, beach, park, and environmental considerations. The
activities within the districts include the following offerings: -
Iconic Architecture - Commercial Office Space - Maritime Museum -
Amphitheatre - Mixed-use Programs - Retail Offerings - Open Market
venue for economic and livelihood opportunity between local
villagers, residents and visitors in the cultural district order to
bridge the gap - Direct access to beach and recreational
opportunities - Live/Work Units - Residential Units - Marina/Yacht
Club - Social nodes - Ecological Habitat
13. 13 Chapter 3: Bridge The Gap Design Proposal Final Poster
#1 (Please note that scaled images are available on the digital
copy.)
14. 14Final Poster #2
15. 15Final Poster #3
16. 16Final Poster #4
17. 17Final Poster #5
18. 18 Images of the Physical Model Birds Eye View of Site from
Across Wuyuan Bay Birds Eye View of Site from Wuyuan Bay Wetland
Park Birds Eye View looking into the North Ecological Business
Center
19. 19 Chapter 4: Detailed Design Studies
20. 20 This Page Left Intentionally Blank
21. 21BRIDGE THE GAP: Ecological Business District Ecological
Business District Form-Based Urban Design Guidelines for Ecological
Business Sub-districts William Penland 4.1 Ecological Business
District
22. 22 * Not to Scale Sunken Plaza Monumental Tower Topographic
Podium Linked Courtyards Civic Green Wuyuan Bay Multi-Level
Concourse Pedestrian Street Ecological Avenue (Woonerf) Parkway
Beachfront Promenade Beach A B C D E F G H I J K L A B C C F D D D
E G H I J J K K I H C A District Master Plan ECOLOGICAL BUSINESS
DISTRICT @ WUYUAN BAY NORTH STATION William Penland, 2014 BRIDGE
THE GAP: Ecological Business District
23. 23 * Not to Scale Ecological Business District: William
Penland L L
24. 24 ECOLOGICAL BUSINESS DISTRICT @ WUYUAN BAY NORTH STATION
Trunk Road Ecological AvenueExisting High-Rise Residential A New
Urban Core The Ecological Business District takes full advantage of
its location at the intersec- tion of metro lines 2 & 3 (the
future Wuyu- an Bay North metro station) to create a new
(supplimentary) city center for the city of Xiamen. The new core
serves to revital- ize the area, improve and expand a lacking
public space network, and become a cata- lyst for further
redevelopment in the Wuyu- an Bay area as well as across the entire
north side of the island.Volumetric Massing Site Section Through
Sunken Plaza and Multi-Level Concourse BRIDGE THE GAP: Ecological
Business District
25. 25 Parkway Beach Bay Promenade Ecological Business
District: William Penland Birds-Eye Perspective of Bulding Massing
on Site Total SiteArea: BuildableArea: % Open Space: FloorArea
Ratio: Dwelling Units/Hectre: Population: Commercial: 58,450 m2
(5.85 hectres) 18,790 m2 65 % 2.35 1,028 (60 m2 avg.) 2570 74,776 m
2
26. 26 ECOLOGICAL BUSINESS DISTRICT @ WUYUAN BAY NORTH STATION
BRIDGE THE GAP: Ecological Business District Massing Perspective of
Multi-Level Concourse Massing Perspective of Sunken Plaza &
Concourse Transit-Oriented Development A sunken plaza submerges
into the site along a predominant axis which bisects the bay and
connects back to the metro station. This plaza (the area immediate-
ly adjacent to the main trunk road, grand stair, and transit
entrance) transitions into a multi-level concourse with retail and
com- mercial fronting onto the public space as it slowly ramps up
to a monumental tower and the waterfront promenade beyond.
27. 27 Ecological Business District: William Penland One-way
Vehicular Loop Sunken Plaza One-way Vehicular Loop Linked
CourtyardsLinked Courtyards Cross Section Through Multi-Level
Concourse
28. 28 ECOLOGICAL BUSINESS DISTRICT @ WUYUAN BAY NORTH STATION
BRIDGE THE GAP: Ecological Business DistrictBRIDGE THE GAP:
Ecological Business District Massing Perspective of Sunken Plaza
& Concourse Pedestrian-Dominated Urbanism Running as a
north-to-south spine along the site, a pedestrian dominated shared
street creates a safe and vibrant atmo- sphere significantly
augmenting the seri- ously lacking existing open space network,
which can also facilitate vehicular move- ment on a small scale or
for significant events. Along this path masses of topo- graphic
podium structures are organized forming a series of linked
courtyards onto which smaller shops and cafes front.
29. 29 Ecological Business District: William Penland Ecological
Avenue Parkway Promenade Parking Access Mid-Block Section Through
Ecological Avenue & Courtyard Blocks Street Type: Shared Street
(Woonerf) Mifflin Street Woonerf - Madison, Wisconsin, USA Photo
Credit: http://cdn.urbancincy.com/wp-content/up-
loads/2014/07/Woonerf-in-Madison-WI.jpg Building Type: Topographic
Podium w/ Tower Zorlu Center - Emre Arolat Architects Istanbul,
Turkey, 2008 Photo Credit: http://cdn.urbancincy.com/wp-content/up-
loads/2014/07/Woonerf-in-Madison-WI.jpg Spatial Type: Sunken Plaza
Sky SOHO - Zaha Hadid Architects Shanghai China, 2013 Photo Credit:
http://www.zaha-hadid.com/ Spatial Type: Multi-Level Concourse
Sanlitun SOHO - Kengo Kuma and Associates, Beijing, China 2010
Photo Credit: Precedents
30. 30 4.2: The Cultural Village Zhongzhai Village Existing
Zhongzhai Village Plaza Existing Zhongzhai Village StreetExisting
Zhongzhai Village Alley The Cultural Village attempts to provide a
healthier and more inclusive environment for the Huli District,
while respecting the demands and requirements of a successful
Transit-Oriented Develop- ment project. Zhongzhai Village provides
public space that has been built into the Villages urban fabric,
however it is all hardscaped and offers very little unpolluted
natural landscape. The new development allows for more vegetation
to occur in adaptable spaces that can accommodate a variety of
activities, including an open air market, plaza dancing and Dragon
Boat Festival rituals. Perspective B: Open Market Connection
between the Ecological Promenade to the Sunken Plaza.
31. 31 Pedestrian Bridge Sunken Plaza Plaza with Retail Open
Market Pedestrian Bridge SectionA 1/8 Walking Shed The Cultural
Village Site Plan (not to scale) 1,140 Residential Units 14,664 SM
of Commercial Space 9,518 SM of Retail Space 1,140 Residential
Units 14,664 SM of Commercial Space 9,518 SM of Retail Space
Program Details:Program Details: Floor to Area Ratio: 1.85 Floor to
Area Ratio: 1.85 Dwelling Units per Hectare: 792 Dwelling Units per
Hectare: 792 Population: 2,850 Population: 2,850
32. 32 Section A: North to South Section looking East; Not to
Scale Pedestrian Bridge Wuyuan Bays North Eco-Center Connected
Building with Open Space for Residents Sunken Plaza Section D: West
to East Section looking North; Not to Scale Zhongzhai Village
Perspective B: Village Avenue looking towards the Sunken Plaza
Fabric Integration into Site Site Pedestrian Grid Network Village
Pedestrian Grid Network Primary Vehicular Routes Emergency &
Delivery Vehicular Routes Retractable Bollards Parking Garages
Vehicular Entry and Exit Points Pedestrian Entry and Exit from
Garage Vehicular and Commuter Entry Points Emulating Existing
Village Fabric Vehicular Circulation Into and Through Site
33. 33 Pedestrian Bridge Entrance for Wuyuan Bay South Metro
Station Urban Park and SouthEnd Village Avenue Ecological Boardwalk
Wuyuan Bay Detailed Node depicts possible landscaping details of
the Sunken Plaza that connects Zhongzhai Village directly to the
Ecological Boulevard and Wuyuan Bay. Not to scale.
34. 34 - Offer a distinctive and connective circulation pattern
throughout the site to link urban spaces within the various
districts together. - An urban park between the districts
interweaves the pedestrian experience under tree canopy opening to
lagoons with beach access. - Design the circulation pattern for
site connectivity between villagers, residents, visitors and
workers at various levels. - Link public space at the ground level
to lower and raise public plazas above. - Design for pedestrian and
vehicular circulation at separate levels. Pedestrian Circulation
Transit Station Connection Concourse to Metro Level Connection
Network Based Pedestrian Shed 4.3: The SouthEnd
35. 35 Figure Ground Diagram Southend District and Surrounding
Context Vehicular Circulation - Limit private vehicular circulation
with- in the site at the ground level in order to maximize
pedestrian circulation. - Make underground parking garages
available throughout the site. - Allow for a connective emergency
cir- culation route at ground level within the site. - Connective
plazas offer plenty of space for emergency vehicles to ac- cess any
part of the site. Vehicular Circulation
36. 36 Site Plan for the Southend District
37. 37 Development Concept For the Southend District The
concept for the development stems from the requirement to Bridge
the Gap between three impeding development impacts which are
Social, Environmental, and Economic. Connecting Social Gaps: To
ensure social connectivity between the adjacent local urban fabric
of the Zhongzhai village and the site, the concept evolved to
minimize gentrification, and connect with a cultural vertical
village. The importance lies with the ability to Age in Place;
Live, Work, and Play; and the sense of a Cultural Identity within a
modern development. Connecting Environmental Gaps: The site offers
ample opportunity for envi- ronmental awareness, thus a passive
design evolved as a response to protect the ecolog- ical balance of
the shoreline and site, while expanding ecologies with urban
farming, maintaining beachfront recreational voca- tions, while
promote a healthy living environ- ment.
38. 38 Site Plan Ecological Islands Ecological Reserve
Promenade Urban Center District Urban Mixed Use District Boardwalk
Plaza Metro Plaza Urban Plaza
39. 39 View progression of the Pedestrian Avenue thru the
Southend Mixed Use District from the Promenade north to the Metro
Plaza Development Model Boardwalk Plaza Metro Plaza Urban Plaza
Looking north along the Pedestrian Avenue Elevation thru Plaza in
the Mixed Use District Boardwalk Plaza Metro Plaza Boardwalk Plaza
Boardwalk Plaza Metro Plazaw
40. 40 Urban Plaza in the Mixed Use District Character
Pedestrian Avenue and Urban Plaza Located at the crossroads of the
Mixed Use and Urban Center District lies the Urban Plaza. This
public space is the destination point along the Pedestrian Avenue,
which is the heartbeat of the Southend District. Together they are
acti- vated by the transit station serving the southend district.
With an amazing array of lifestyle opportunities the South- end
District boasts offerings of work and living over a retail
promenade, with scenic views of Wuyuan Bay and an sur- rounding
ecological park. The Urban Mixed Use District is intended to
encourage and sustain pedestrian-oriented de- velopment along major
urban corridors connecting work-live with entertainment. It
consists of high density mixed use accommodating; recreational,
entertainment, civic, retail, office, lodging, condominiums, and
apartments. It has wide sidewalks, urban plazas, flush curbs, and
street tree planting. Buildings maintain 0 setback and height is
capped at 30 stories. The Urban Center District addreses transit
oriented development. It consists of a higher density mixed use
accommodating; transit, office, commercial, civic, retail, lodging,
condominiums, and apartments. It has wide side- walks, urban plazas
with flush curbs, private courtyards, and street tree planting at
regular intervals. Buildings maintain 0 setback and height is
capped at 25 stories.
41. 41 Looking south to the Museum and Boardwalk Plaza Looking
west from the Urban Plaza into the Mixed Use District Looking
northwest into the Urban Plaza Looking north into the crossroads of
the Urban Center & Mixed Use District Looking north along the
Pedestrian Avenue Looking north from the Urban Plaza to the Metro
PlazaTransit station access in the Urban Center District
42. 42 Precedence Density, Complexity & Verticality
Building typology for the Urban center and Mixed Use district Prime
waterfront living and dining in the Lakeside District in Xiamen
Nightlife on the Waterfront in the Lakeside District in Xiamen,
China
43. 43 Ecological Reserve View along Promenade Ecological
Islands Boardwalk to Ecological Islands Preservation of the
ecosystem is imperative and addressed within two areas on the
southend of the site. An open space area linking the cultural
district to the north is reserved and extended to a series of new
island ecologies. The program places an emphasis on improving the
pedes- trian experience, and healthy living. The ecology network
responds with opportunities for interaction with the environment
while promoting aware- ness. Precedence Ecological Reserve Spatial
typology for the Urban center and Mixed Use district
44. 44 Chapter 5: Form Based Code
45. 45 BRIDGE THE GAP Regulating Plan & Form Based Code
Ecological Business District, Will Penland Cultural Village, Rachel
Safren Mixed Use SouthEnd, David Perry
46. 46 5.4: Spatial Typology 86 1.3: Transect 49 1.1: Purpose
& Special Requirements 47 5.2: Private Frontage Conditions 82
5.3: Building Typology 84 Table of Contents Introduction 1.2:
Bridge The Gap Masterplan 48 2.2: District Designations 54 2.1:
Site Plan 52 Ecological Business District 50 2.3: Regulating Plan
53 1.4: Site Summary Regulations 78 2.4: District Provisions 55
2.5: Building Composition 57 3.2: District Designations 62 3.1:
Site Plan 60 Cultural Village District 59 3.3: Regulating Plan 61
3.4: District Provisions 64 3.5: Building Composition 68 4.2:
District Designations 72 4.1: Site Plan 70 Mixed-Use SouthEnd
District 69 4.3: Regulating Plan 71 4.4: District Provisions 73
4.5: Building Composition 75 Frontage Conditions & Typologies
77 5.1: Public Frontage Conditions 80
47. 47 Purpose & Special Requirements: The purpose of this
document is to provide regulatory guidelines about how the Wuyuan
Bay Transit Oriented Development site is to be planned and
constructed. All development projects must adhere to code. Bridge
the Gaps intent is to become Xiamens second city center and provide
a new gateway to the island from the north. With the development
site situated between two proposed metro stations, heavy activity
and traffic, both pedestrian and vehicular, require dense mixed-use
districts to be developed. While there is a great incentive to
provide a large entertainment core for this population, that will
be mainly composed of commuters and young professionals and
families that want affordable housing and work in the Torch
High-Tech Industrial Park, consideration must be paid to the
neighboring Zhongzhai Village. The village may not be redeveloped
for another 10-20 years and its residents provide a great deal of
cultural value to Xiamens north Huli District. Due to these
conditions, the following requirements are mandated for all
construction proposals occuring within the Bridge The Gap
development project: - A minimum of 15% of all housing units must
be considered affordable in order to ensure that gentrification
does not occur. - A minimum of 20% of the site must be dedicated to
public open space. This does not include Wuyuan Bays public beach
or currently existing boardwalk. - A minimum of 60 sm of open
space, in the form of a community garden or a communal gathering
spot, must be provided within all buildings above the 3rd floor, or
as a roof garden, that is accessible for building tenants or
residents. Additionally, developers may qualify for the Building
Extension Program, where building heights may be increased in order
to accomodate additional stories, if a developer meets one of the
following: - Increasing the number of affordable units, past the
15% requirement, by any amount within their development site. -
Meeting the standard U.S. LEED requirements for a development site
and building.
48. 48 Masterplan
49. 49 Legend Transect Civic Space T1 Ecological Reserve T4
Beach Neighborhood T5 Cultural Core T5 Street Neighborhood T5 Park
Neighborhood T5 Urban Mixed Use T6 Mid-Rise Urban Complex T6
High-Rise Urban Complex T6 Urban Center
50. 50 Ecological Business District: Regulating Plan &
District Provisions Will Penland
51. 51 Eco-Business District: William Penland - MUDD 5602 -
Walters A New Urban Core The Ecological Business District takes
full advantage of its location at the intersection of metro lines 2
& 3 (the future Wuyuan Bay North metro station) to create a new
(supplimentary) city center for the city of Xiamen. The new core
serves to revitalize the area, improve and expand a lacking public
space network, and become a catalyst for further redevelopment in
the Wuyuan Bay area as well as across the entire north side of the
island. BRIDGE THE GAP: Urban Design Guidelines Ecological Business
District Form-Based Urban Design Guidelines for Ecological Business
Sub-districts William Penland
52. 52 District Master Plan * Not to Scale Sunken Plaza
Monumental Tower Topographic Podium Linked Courtyards Civic Green
Wuyuan Bay Multi-Level Concourse Pedestrian Street Ecological
Avenue (Woonerf) Parkway Beachfront Promenade Beach A B C D E F G H
I J K L A B C C F D D D E G H I J J K K L L I H C A BRIDGE THE GAP:
Urban Design Guidelines
53. 53 District Regulating Plan * Not to Scale Eco-Business
District: William Penland - MUDD 5602 - Walters BRIDGE THE GAP:
Urban Design Guidelines
54. 54 District Designations Ecological Business District:
Subdistricts BRIDGE THE GAP: Urban Design Guidelines The districts
in the Southend have been established from transit oriented
development access center. The Development is intended to
accomodate foremost, pedestrian-oriented movement within a highly
populated urban mixed use center. T6-A Mid-Rise Urban Complex Zone
consists of high density mixed use buildings accomo- dating diverse
retail, office, and residential uses. It links to a network of
streets, with wide sidewalks, steady street tree
plantingsandbuildingssetclose to the sidewalks. T6-A Mid-Rise Urban
ComplexM-UC Shops mixed with Offices, Flex Units, and
Apartments;treeswithinthepublicright-of- way; substantial
pedestrian activity General Character: Shallow Setbacks or none;
buildings orientedtostreetdefiningastreetwall Building Placement:
Courtyard, Forecourt, Storefront, Terrace, Stepped, Balcony,
Arcade, Stacked (w/ warrant) Frontage Types: Typical Building
Height: Courtyard, Plaza, Green, Pedestrian Street, Ecological
Avenue, Concourse Type of Open Space: T6-B High Rise Urban
ComplexH-UC Ecology ReserveER mix Natural landscape and Hardscape
with some ecological use General Character: Not applicableBuilding
Placement: 4 to 12 stories Frontage Types: not applicable
T6-BHigh-RiseUrbanComplex Zone consists of the highest density and
height, with the greatest variety of uses, and
civicbuildingsofregionalimpor- tance. It links to a network of
streets, with wide sidewalks, steady street tree plantings and
buildings set close to the sidewalks. High-Density Mixed Use
buildings, entertainment, Civic and cultural uses.
Attached/Interconnectedbuildingsforming a continuous street wall
and multi-level pedestrian environment; trees within the
publicright-of-way;highestpedestrianand transit activity General
Character: Shallow Setbacks or none; buildings ori- ented to street
defining a street wall Building Placement: Courtyard, Forecourt,
Storefront, Terrace, Stepped, Balcony, Arcade, Stacked Frontage
Types: Typical Building Height: Courtyard, Plaza, Green, Pedestrian
Street, Ecological Avenue, Concourse Type of Open Space: 4 to 18
stories T-1 Ecological Reserve Zone consistsoflandsapproximating or
reverting to a wetland/water- front condition, including lands
suitable for recreation, remedi- ation, and habitat production.
Typical Building Height: not applicable Beach, Green, Waterfront
PromenadeType of Open Space: 840 smMinimum Lot Size: 1334 smMinimum
Lot Size:
55. 55BRIDGE THE GAP: Urban Design Guidelines Form-Based Code
Provisions T6-A : Mid-Rise Urban Complex Minimum District
Requirements Floor to Area Ratio: 2.25 Dwelling Units per Hectre:
246 units/ .73 hectres - Market Tenants: 85% - Subsidized Tenants:
15% Commercial Space (SM): 20,271 Retail Space (SM): 30% min
Housing Units: 240 min Parking Spots: underground deck(s) T6-A A.
Building Height Principal Building 3 stories min. 4 stories max
Tower(s) no min, 12 stories max (max incl. principal building) B.
Lot Occupation Lot Coverage 60% min - 100% maximum C. Building
Disposition Edgeyard permitted Sideyard not permitted Rearyard not
permitted Courtyard permitted D. Setbacks (D.1) Front Setback
Primary 0 min - 1m maximum (D.2) Front Setback Secondary 0 min - 2m
maximum (D.3) Courtyard Setback 0m minimum, no max (D.4) Side
Setback 1.5m min - 2.5m maximum (D.5) Frontage Buildout 75% minimum
at setback E. Private Frontages Courtyard permitted Forecourt
permitted Storefront permitted Terrace permitted Stepped permitted
Balcony permitted (secondary fronts) Gallery not permitted Arcade
permitted Stacked permitted (primary fronts only, with Warrant) 1.
Building height is measured in number of stories. 2. The first
floor must be a minimum of 5m in height from finished floor to
finished ceiling, with a maximum allowable height of 6m. The
remaining levels cannot exceed 4m in height from floor to ceiling,
with the exception of the first (transitional) level between
habitable podium roofs and tower structures, at tower entries.
(which cannot exceed 6m.) 3. Maximum allowable building height
shallbe measured to the roof deck - as specified in the
corresponding diagram. 4. Towers should step back a minimum of 2m
above the princpal building. Building Configuration: 1. Required
building setbacks shall be defined by the type of public space the
particular elevation/facade in question is fronting. 2. All
buildings are required to be dis -posed in an Edgeyard contidion
within their respective parcel boundaries 3. All buildings are
mandated to provide a public easement of at least 2m along the
edges of their lots that do not face an identified public frontage.
Building Setbacks: T6-AMid-RiseUrbanCom- plex Zone consists of high
density mixed use build- ings accomodating diverse
retail,office,andresidential uses. It links to a network of
streets, with wide side- walks, steady street tree plantings and
buildings set close to the sidewalks. *NOTE: The primary
determining factors between a T6-A & T6-B designa- tions are
max/min allowable height, (some) variability in required buildout,
and allowable building Typologies (with Warrant.) T6-A designations
are aimed at delineating a clear transition zone be- tween the
super-dense T6-B zones and less dense adjacent uses.
56. 56BRIDGE THE GAP: Urban Design Guidelines Form-Based Code
Provisions T6-B : High-Rise Urban Complex Minimum District
Requirements Floor to Area Ratio: 2.5 Dwelling Units per Hectre 784
units/ 1.45 hectres - Market Tenants: 85% - Subsidized Tenants: 15%
Commercial Space (SM): 54,505 Retail Space (SM): 40% min Housing
Units: 780 min Parking Spots: underground deck(s) T6-B Eco-Business
District: William Penland - MUDD 5602 - Walters 1. Building height
is measured in number of stories. 2. The first two floors must be a
minimum of 5m in height from finished floor to finished ceiling,
with a maximum allowable height of 6m. The remaining levels cannot
exceed 4m in height from floor to ceiling, with the exception of
the first (transitional) level between habitable podium roofs and
tower structures, at tower entries. (which cannot exceed 6m.) 3.
Maximum allowable building height shall be measured to the roof
deck - as specified in the corresponding diagram. 4. Towers should
step back on all floors a minimum of 2m above the princpal
building. Building Configuration: 1. Required building setbacks
shall be defined by the type of public space the particular
elevation/facade in question is fronting. 2. All buildings are
required to be dis -posed in an Edgeyard contidion within their
respective parcel boundaries 3. All buildings are mandated to
provide a public easement of at least 2m along the edges of their
lots that do not face an identified public frontage. Building
Setbacks: *NOTE: Monumental Building located at terminus of
multi-level concourse (refer to district master plan) included in
T6-B designation but is not required to conform to district
standards. Approval issued by warrant. A. Building Height Principal
Building 4 stories min. 5 stories max Tower(s) no min, 18 stories
max (max incl. principal building) *20 stories max for monu- mental
building B. Lot Occupation Lot Coverage 75% min - 100% maximum C.
Building Disposition Edgeyard permitted Sideyard not permitted
Rearyard not permitted Courtyard permitted D. Setbacks (D.1) Front
Setback Primary 0 min - 1m maximum (D.2) Front Setback Secondary 0
min - 2m maximum (D.3) Courtyard Setback 0m minimum, no max (D.4)
Side Setback 1.5m min - 2.5m maximum (D.5) Frontage Buildout 80%
minimum at setback E. Private Frontages Courtyard permitted
Forecourt permitted Storefront permitted Terrace permitted Stepped
permitted Balcony permitted (secondary fronts) Gallery not
permitted Arcade permitted Stacked required T6-BHigh-RiseUrbanCom-
plex Zone consists of the highest density and height, with the
greatest variety of uses, and civic buildings of regional
importance. It linkstoanetworkofstreets, withwidesidewalks,steady
street tree plantings and buildings set close to the
sidewalks.
57. 57 Building Configuration Wuyuan North Eco-Center T6 This
table shows the Configurations for different building heights for
each Transect Zone. It must be modified to show actual calibrated
heights for local conditions. Recess Lines and Expression Lines
shall occur on higher buildings as shown. N = maximum height as
specified in Table 14k. T6-A Eco-Business District: William Penland
- MUDD 5602 - Walters BRIDGE THE GAP: Urban Design Guidelines T6-A
T6-B T6-B
58. 58 This Page Left Intentionally Blank
59. 59 Cultural Village District: Regulating Plan &
District Provisions Rachel Safren
60. 60 Site Plan * Not to Scale
61. 61 Regulating Plan 1:3000 Legend CC Cultural Core SN Street
Neighborhood BN Beach Neighborhood Restricted Frontage Overlay
(Arcade Only) PT Park Transition CS Civic Space For the Cultural
Core, Street Neighborhood, and Beach Neighborhood, blocks, minimum
and maximum lot sizes are provided, but lot lines are not drawn in
for the regulating plan. Multiple developers will contribute to the
organic construc- tion of the village by bidding and obtaining
different lot sizes and shapes.
62. 62 District Designations The districts in this Code have
been established using a continuum of development intensity. The
diagram below illus- trates the four districts established in this
Code as they would apply within the Development Site that are
intended to support, first and foremost, pedestrian-oriented
development and a high-intensity mix of uses. The Cultural Street
Neighborhood provides more residential space in the form of
apartments and live-work units. Buildings are higher in this
district that can provide views out to Wuyuan Bay. Although, a
range of setback requirements must be adhered to, a range of
building/spatial typologies are available to developers.
Additionally, this district allows for the Connective Veritcal
Building Elements to be implemented, in order to add more
residential units into the district. Furthermore, developers may
qualify for the Building Extension Program, which could allow the
maximum building height to be capped at 7 stories. Street
NeighborhoodSN Primarily residential use with an emphasis on
live-work units. Small shops and galleries are permitted up to the
second floor with sporadic trees and landscaping. All paths are
pedestrian oriented. General Character: No setback to a shallow
front setback, medium side yard setback with a mandatory public
easement. Building Placement: Arcade, Storefront & Awning,
Forecourt, Step Entry Frontage Types: Typical Building Height:
Green Avenue, Village Street, Urban Park, Village Courtyard,
Rooftop Ecologies Type of Open Space: The Cultural Beach
Neighborhood is for mainly residential units, with sporadic small
live-work units and shop space. Building height is limited to 2-4
stories in order to offer Wuyuan Bay views to the districts closer
to the Trunk Road. The District has smaller lots with the setback
requirements in order to allow for access to the Knolls sloping
open space, the Green Avenue, Ecological Boardwalk, and Beach. The
Building Extension Program and Vertical Connective Elements are not
permitted in this district. Beach NeighborhoodBN Primarily
residential use with an emphasis on live-work units. Small shops
and galleries are permitted up to the second floor with sporadic
trees and landscaping. All paths are pedestrian oriented. General
Character: No setback to a shallow front setback, medium side yard
setback with a mandatory public easement. Building Placement:
Arcade, Storefront & Awning, Forecourt, Step Entry Frontage
Types: 2- to 4- StoreyTypical Building Height: Green Avenue,
Village Street, Urban Park, Village Courtyard, Rooftop Ecologies
Type of Open Space: The Cultural Cores intent is to extend and
preserve the cultural identity of Zhongzhai Village, while
providing a healthier environment for its residents with 21st
century technology. The entire Regulating Plan places an emphasis
on improving the pedestrian experience, as such the CC District
does not have any raise curbs and offers small blocks and lot sizes
to developers. A range of set-back requirements and
building/spatial typologies allow for unique structures to be
created that can respond to the existing conditions in an organic
fashion. Cultural CoreCC Mixed-Use buildings with Arcade Frontages;
Retail and Gallery activity is permitted throughout the building to
encourage a cultural identity. General Character: No setback to a
shallow setback front, shallow to medium side yard setback with a
mandatory public easement. Building Placement: ArcadeFrontage
Types: Typical Building Height: Green Avenue, Village Street,
Rooftop Ecologies Type of Open Space: 4- to 5- Storey; Eligible for
1 additional Storey by meeting LEED or Public Space Requirements 5-
to 6- Storey; Eligible for 1 additional Storey by meeting LEED or
Public Space Requirements Connected Vertical Elements: Permitted; 1
storey that must be included in the total height of the building
Connected Vertical Elements: Permitted; 1-3 stories that must be
included in the total height of the building Connected Vertical
Elements: Not permitted 225 - 315 smMinimum/ Maximum Lot Size: 225
- 315 smMinimum/ Maximum Lot Size: 144 - 225 smMinimum/ Maximum Lot
Size:
63. 63 District Designations District Designations The Park
Transition District provides an entry point into the Wuyuan Bays
Cultural Village from the Wuyuan Bay South Station and by walking
north on the Ecological Boulevard. In addition, it acts as a
gateway with its neigh- boring SouthEnd for the commuters traveling
along the elevated highway. As a response to these conditions, the
buildings are taller and provide more open space in order to ensure
a smooth transition from the Urban Park into the Cultural Village.
Some of the building space in this district can be used for civic
uses, such as an employment and training center, but a majority of
it will be residential in nature. A minimum of 15% of constructed
res- idential units in this district will be set aside for
affordable housing. Park TransitionPT Primarily residential use,
with required affordable housing units. Basic ameni- ties, such as
a pharmacy, grocery store, etc. can be housed within constructed
buildings. Large lots allow buildings to frame the park, highway,
and metro entrance. General Character: No setback to a shallow
setbacks around the entire lot. Building Placement: Arcade,
Storefront & AwningFrontage Types: Typical Building Height:
Green Avenue, Sloping Plaza, Urban Park, Civic Courtyard, Rooftop
Ecologies Type of Open Space: 10- to 12- Storey; Eligible for 3
additional storeys by meeting LEED or Public Space Requirements
Connected Vertical Elements: Permitted; 1-3 stories that must be
included in the total height of the building The Regulating Plan
designates certain Restricted Frontage areas that limit the
permitted frontages to Arcade frontage type only. While a wide
variety of frontage types may be permitted within the underlying
district, the Restricted Frontage areas limit that variety to
achieve a consistent, pedestrian-oriented streetscape in areas
intended to support mixed- use retail environments. Restricted
Frontage Overlay
64. 64 District Provisions Cultural Core (CC) The Cultural
Cores intent is to extend and preserve the cultural identity of
Zhongzhai Village, while providing a healthier environment for its
residents with 21st century technology. The entire Regulating Plan
places an emphasis on improving the pedestrian experience, as such
the CC District does not have any raise curbs and offers small
blocks and lot sizes to developers. A range of set-back
requirements and building/spatial typologies allow for unique
structures to be created that can respond to the existing
conditions in an organic fashion. Minimum District Requirements
Village Floor to Area Ratio: 1.1 Village Dwelling Units per
Hectare: 232 Number of Residents in CC: 410 - Market Tenants: 349 -
Subsidized Tenants: 61 CC Commercial Space (SM): 5,000 sm CC Retail
Space (SM): 5,000 sm CC Housing Units: 164 Village Parking Spots:
944 1. Building height is measured in number of stories. 2. The
first floor must be a minimum of 4 m in height from finished floor
to finished ceiling, with a maximum height of 6 m. The remaining
stories cannot exceed 4 m in height from floor to ceiling. 3.
Height shall be measured to the roof deck as specified in the
corresponding diagram. 4. After the 3rd storey, all buildings must
setback additional stories 1 m to 2 m. A. Building Height Principal
Building 4 stories min. 5 stories max Anxillary Buildings not
permitted Lot Occupation Lot Coverage 90% max Building Disposition
Edgeyard permitted Sideyard not permitted Rearyard not permitted
Courtyard not permitted Setbacks (A.1) Front Setback Primary 0 m
min, 0.5 m max. (A.2) Front Setback Secondary 0 m min, 1 m max.
(A.3) Side Setback 1.5 m min, 2.5 m max. (A.4) Rear Setback 0 m
min, 0.5 m max. (A.5) Frontage Buildout 80% min at setback B.
Public Frontages Pedestrian Street permitted Shared Avenue
permitted Village Alley permitted C. Private Frontages Arcade
permitted Balcony not permitted Courtyard not permitted Forecourt
not permitted Gallery not permitted Shopfront not permitted Step
Entry permitted D. Building Typology Knoll permitted Village Box
permitted E. Spatial Typology Open Market permitted Rooftop Gardens
permitted Building Configuration: 1.Buildings will have a setback
of 0 m to .5 m when situated on the Green Avenue. 2. All buildings
are required to be situated within an Edgeyard condition. 3. All
buildings are mandated to provide a public easement of 1 m along
the edges of their lots that do not face an Avenue or Village
Street. 4. There are no curbs within the district, because of this
the lot line and ROW, without a setback, are the same. Building
Setbacks: Connective Vertical Building Elements: Lot ROW Setback
Max. Height 1. A developer may purchase multiple lots and utilize
the appropriate building typologies or the Enclosed Tunnel, as a
connective vertical element to unify ground stories into one
structure. 2. Connected lots and structures must provide a minimum
of 60 sm of functional green open space, constructed either
vertically or horizontally and accessible to building residents, as
a community garden and gathering place. 3. Connected buildings are
not permitted to across the Green Avenue or the Village Street, and
may only start at the 3rd storey. 4. Connected Buildings may only
bridge across a maximum of 3 buildings on the ground plane and
include 70% glazing when crossing a public easement. Lot ROW
Village Alley Connective Building Mid-Block Condition Corner Lot
Condition A.4 A.3 A.2 A.1 A.3 A.3 A.1 A.4 Public Easement T5B
65. 65 District Provisions Street Neighborhood (SN) The
Cultural Street Neighborhood provides more residential space in the
form of apartments and live-work units. Buildings are higher in
this district that can provide views out to Wuyuan Bay. Although, a
range of setback requriements must be adhered to, a range of
building/spatial typologies are available to developers.
Additionally, this district allows for the Connective Veritcal
Building Elements to be implemented, in order to add more
residential units into the district. Furthermore, developers may
qualify for the Building Extension Program, which could allow the
maximum building height to be capped at 7 stories. Minimum District
Requirements Village Floor to Area Ratio: 1.1 Village Dwelling
Units per Hectare: 232 Number of Residents in CSN: 630 - Market
Tenants: 536 - Subsidized Tenants: 94 CSN Commercial Space (SM):
2,800 sm CSN Retail Space (SM): 1,000 sm CSN Housing Units: 252
Village Parking Spots: 944 1. Building height is measured in number
of stories. 2. The first floor must be a minimum of 4 m in height
from finished floor to finished ceiling, with a maximum height of 6
m. The remaining stories cannot exceed 4 m in height from floor to
ceiling. 3. Height shall be measured to the roof deck as specified
in the corresponding diagram. 4. After the 3rd storey, all
buildings must stepback additional stories 1 m to 1.5 m. Building
Configuration: 1.Buildings will have a setback of 0 m to .5 m when
situated on an Avenue or Village Street. 2. All buildings are
required to be situated within an Edgeyard condition. 3. All
buildings are mandated to provide a public easement of 0.7 m to 1 m
along the edges of their lots that do not face an Avenue or Village
Street. 4. There are no curbs within the district, because of this
the lot line and ROW are the same. Building Setbacks: Connective
Vertical Building Elements: Lot ROW Stepback Max. Height 1. A
developer may purchase multiple lots and utilize the appropriate
building typologies or the Enclosed Tunnel, as a connective
vertical element to unify ground stories into one structure. 2.
Connected lots and structures must provide a minimum of 60 sm of
functional green open space, constructed either vertically or
horizontally and accessible to building residents, as a community
garden and gathering place. 3. Connected buildings are not
permitted along or across the Green Avenue or the Village Street.
4. Connected Buildings may only bridge across a maximum of 3
buildings on the ground plane and include 70% glazing when crossing
a public easement. Lot ROW Village Alley Connective Building
Mid-Block Condition Corner Lot Condition A.4 A.3 A.2 A.1 A.3 A.3
A.1 A.4 Public Easement T5A A. Building Height Principal Building 5
stories min. 6 stories max Anxillary Buildings not permitted Lot
Occupation Lot Coverage 80% max Building Disposition Edgeyard
permitted Sideyard not permitted Rearyard not permitted Courtyard
not permitted Setbacks (A.1) Front Setback Primary 0 m min, 0.5 m
max. (A.2) Front Setback Secondary 0 m min, 1 m max. (A.3) Side
Setback 1.5 m min, 2.5 m max. (A.4) Rear Setback 0 m min, 0.5 m
max. (A.5) Frontage Buildout 80% min at setback B. Public Frontages
Pedestrian Street permitted Shared Avenue permitted Village Alley
permitted C. Private Frontages Arcade permitted Balcony not
permitted Courtyard not permitted Forecourt not permitted Gallery
not permitted Shopfront not permitted Step Entry permitted D.
Building Typology Knoll permitted Village Box permitted E. Spatial
Typology Open Market not permitted Rooftop Gardens permitted
66. 66 District Provisions Beach Neighborhood (BN) The Cultural
Beach Neighborhood is for mainly residential units, with sporadic
small live-work units and shop space. Building height is limited to
2-4 stories in order to offer Wuyuan Bay views to the districts
closer to the Trunk Road. The District has smaller lots with the
setback requirements in order to allow for access to the Knolls
sloping open space, the Green Avenue, Ecological Boardwalk, and
Beach. The Building Extension Program and Vertical Connective
Elements are not permitted in this district. Minimum District
Requirements Village Floor to Area Ratio: 1.1 Village Dwelling
Units per Hectare: 232 Number of Residents in CBN: 120 - Market
Tenants: 102 - Subsidized Tenants: 18 CBN Commercial Space (SM):
864 sm CBN Retail Space (SM): 518 sm CBN Housing Units: 48 Village
Parking Spots: 944 1. Building height is measured in number of
stories. 2. The first floor must be a minimum of 4 m in height from
finished floor to finished ceiling, with a maximum height of 6 m.
The remaining stories cannot exceed 4 m in height from floor to
ceiling. 3. Height shall be measured to the roof deck as specified
in the corresponding diagram. 4. After the 2nd storey, all
buildings must stepback additional stories 2 m to 3 m. Building
Configuration: 1.Buildings will have a setback of 0 m to .5 m when
situated on an Avenue or Village Street. 2. All buildings are
required to be situated within an Edgeyard condition. 3. All
buildings are mandated to provide a public easement of 0.7 m to 1 m
along the edges of their lots that do not face an Avenue or Village
Street. 4. There are no curbs within the district, because of this
the lot line and ROW are the same. Building Setbacks: Lot ROW
Stepback Max. Height Mid-Block Condition Corner Lot Condition A.4
A.3 A.2 A.1 A.3 A.3 A.1 A.4 Public Easement T4 A. Building Height
Principal Building 3 stories min. 4 stories max Anxillary Buildings
not permitted Lot Occupation Lot Coverage 80% max Building
Disposition Edgeyard permitted Sideyard not permitted Rearyard not
permitted Courtyard not permitted Setbacks (A.1) Front Setback
Primary 0 m min, 0.5 m max. (A.2) Front Setback Secondary 0 m min,
1 m max. (A.3) Side Setback 1.5 m min, 2.5 m max. (A.4) Rear
Setback 0 m min, 0.5 m max. (A.5) Frontage Buildout 70% min at
setback B. Public Frontages Pedestrian Street permitted Shared
Avenue permitted Village Alley permitted C. Private Frontages
Arcade permitted Balcony not permitted Courtyard not permitted
Forecourt not permitted Gallery not permitted Shopfront not
permitted Step Entry permitted D. Building Typology Knoll permitted
Village Box permitted E. Spatial Typology Open Market permitted
Rooftop Gardens permitted
67. 67 District Provisions Park Neighborhood (PN) The Park
Transition District provides an entry point into the Wuyuan Bays
Cultural Village from the Wuyuan Bay South Station and by walking
north on the Ecological Boulevard. In addition, it acts as a
gateway with its neighboring SouthEnd for the commuters travelling
along the elevated highway. As a response to these conditions, the
buildings are taller and provide more open space in order to ensure
a smooth transition from the Urban Park into the Cultural Village.
Some of the building space in this district can be used for civic
uses, such as an employment and training center, but a majority of
it will be residential in nature. A minimum of 15% of constructed
residential units in this district will be set aside for affordable
housing. T5C Minimum District Requirements PT Floor to Area Ratio:
2.6 PT Dwelling Units per Hectare: 1,352 Number of Residents in PT:
1,690 - Market Tenants: 1,437 - Subsidized Tenants: 253 PT
Commercial Space (SM): 6,000 sm PT Retail Space (SM): 3,000 sm PT
Housing Units: 676 PT Parking Spots: 288 1. Building height is
measured in number of stories. 2. The first floor must be a minimum
of 4 m in height from finished floor to finished ceiling, with a
maximum height of 6 m. The remaining stories cannot exceed 4 m in
height from floor to ceiling. 3. Height shall be measured to the
roof deck as specified in the corresponding diagram. 4. After the
3rd storey, all buildings must setback additional stories 2 m to 3
m. Building Configuration: 1. All buildings are required to be
situated within an Edgeyard condition. 2. The Facades and
Elevations of Principle Buildings shall be distanced from the Lot
lines as shown. 3. Facades shall be built along the Principle
Frontage to the minimum specified width of the table. Building
Setbacks: Lot ROW Setback Max. Height Mid-Block Condition Corner
Lot Condition A.4 A.3 A.2 A.1 A.3 A.3 A.1 A.4 Public Easement A.
Building Height Principal Building 10 stories min. 12 stories max
Anxillary Buildings not permitted Lot Occupation Lot Coverage 60%
max Building Disposition Edgeyard permitted Sideyard not permitted
Rearyard not permitted Courtyard not permitted Setbacks (A.1) Front
Setback Primary 0 m min, 2 m max. (A.2) Front Setback Secondary 0 m
min, 2 m max. (A.3) Side Setback 0 m min, 2 m max. (A.4) Rear
Setback 0 m min, 2 m max. (A.5) Frontage Buildout 80% min at
setback B. Public Frontages Ecological Boulevard permitted Parkway
permitted Shared Avenue permitted C. Private Frontages Arcade
permitted Balcony permitted Courtyard permitted Forecourt permitted
Gallery not permitted Shopfront not permitted Step Entry not
permitted D. Building Typology Fragmented Tower permitted Sliced
Courtyard Block permitted Topographic Podium permitted E. Spatial
Typology Civic Courtyard permitted Floating Bridges Rooftop Gardens
permitetd Urban Park permitted
68. 68 Building Configuration Stepback Lot ROW Stepback Diagram
for Arcade Frontages: Diagram for All Other Frontages: Lot ROW Lot
ROW Lot ROW StepbackStepback Max Height Max Height Max HeightMax
Height
69. 69 Mixed-Use SouthEnd District: Regulating Plan &
District Provisions David Perry
70. 70 Southend District Master Plan
71. 71 Southend District Regulating Plan
72. 72 District Designations Mixed Use Southend District The
districts in the Southend have been established from transit
oriented development access center. The Development is intended to
accomodate foremost, pedestrian-oriented movement within a highly
populated urban mixed use center. The Urban Mixed Use District is
intended to encourage and sustain pedestrian-oriented de- velopment
along major urban corridors connecting work-live with
entertainment. It consists of high density mixed use accommodating;
recreational, entertainment, civic, retail, office, lodging,
condominiums, and apartments. It has wide sidewalks, urban plazas,
flush curbs, and street tree planting. Buildings maintain 0 setback
and height is capped at 30 stories. Urban Mixed UseUMX
Predominantly attached buildings and pedestrian oriented streets
with street trees at regular intervals. Mixed use of
shops,entertainment, recreational, and lodging; condominium and
apartments above; shops, arcades and galleries are permitted up to
the second floor; General Character: 0 setback for primary and
secondary frontage with a 5m rear setback Building Placement:
Arcade, Shopfront & Awning, Forecourt, Gallery, Boardwalk
Frontage Types: Typical Building Height: Plaza, Courtyard, Avenue,
Rooftop Ecologies Type of Open Space: Urban Center DistrictUC
Preservation of the ecosystem is imperative and addressed within
two areas on the south- end of the site. An open space area linking
the cultural district to the north is preserved and extended to a
series of new island ecologies. The program places an emphasis on
improv- ing the pedestrian experience, and healthy living. The
ecology network responds with oppor- tunities for interaction with
the environment while promoting awareness. Ecological ReserveER
Environmental preservation and awareness General Character: Not
permittedBuilding Placement: Permitted; Balcony overhangs, side-
walks, lighting, furniture Park Elements: 15 to 25 Storey Park
Elements: Permitted; boardwalk, sidewalk, lighting, furniture
Island Ecology Elements: Permitted; boardwalk The Urban Center
District addreses transit oriented development. It consists of a
higher density mixed use accommodating; transit, office,
commercial, civic, retail, lodging, condominiums, and apartments.
It has wide side- walks, urban plazas with flush curbs, private
courtyards, and street tree planting at regular intervals.
Buildings maintain 0 setback and height is capped at 25 stories.
Transit oriented development with mixed use accomodating commercial
and office; condominium and apartments above; predominantly
attached buildings with street trees at regular intervals.
Shopfront & awning, arcades and galler- ies are permitted up to
the second floor. Streets are pedestrian oriented. General
Character: 0 setback for primary and secondary frontage with a 5m
rear setback Building Placement: Arcade, shopfront & awning,
forecourt, gallery, boardwalk Frontage Types: Typical Building
Height: Plaza, courtyard, avenue, rooftop ecol- ogies Type of Open
Space: 10 to 20 Storey
73. 73 Urban Mixed Use (UMX) District Provisions T5 1. Building
height is mea- sured in number of stories. 2. The first and second
floor must be a minimum of 5 m in height from finished floor to
finished ceiling, with a maximum height of 6 m. The remaining
stories cannot ex- ceed 4 m in height from floor to ceiling. 3.
Height shall be measured to the roof deck as specified in the
corresponding diagram. 4. After the 4th storey, addi- tional
stories must be setback 1 m to 3 m as shown. A. Building Function
Residential permitted Lodging permitted Office permitted Civic
permitted Retail permitted B. Building Configuration Principal
Building 4 stories min. 30 stories max Anxillary Buildings not
permitted C. Lot Occupation Lot Coverage 80% min. D. Building
Typology Flex Box permitted Sliced Courtyard Block permitted
Topographic Podium permitted Sculpture permitted E. Setbacks (D.1)
Front Setback Primary 0 m (D.2) Front Setback Secondary 0 m (D.3)
Side Setback 0 m (D.4) Rear Setback 5 m (facing boardwalk) (D.5)
Frontage Buildout 80% min at setback F. Private Frontages Promenade
permitted Gallery permitted Arcade permitted Forecourt permitted
Shopfront & Awning permitted Building Configuration: 1.All
buildings shall have a 0m setback on primary and secondary
frontages includ- ing 0m side setbacks. 3. All buildings are
required to provide a 5m rear yard where buildings have direct
frontage to the Boardwalk. Building Setbacks:
74. 74 Chapter Number and Section Title (Ex: 2.1: Section Title
Urban Center District (UC) T6 1. Building height is mea- sured in
number of stories. 2. The first and second floor must be a minimum
of 5 m in height from finished floor to finished ceiling, with a
maximum height of 6 m. The remaining stories cannot ex- ceed 5 m in
height from floor to ceiling. 3. Height shall be measured to the
roof deck as specified in the corresponding diagram. 4. Above the
4th and 8th sto- rey, additional stories must be setback 1 m to 3 m
as shown. A. Building Function Residential permitted Lodging
permitted Office permitted Civic permitted Commercial permitted
Retail permitted B. Building Configuration Principal Building 8
stories min. 25 stories max Anxillary Buildings not permitted C.
Lot Occupation Lot Coverage 80% min. D. Building Typology Flex Box
permitted Sliced Courtyard Block permitted Topographic Podium
permitted Sculpture not permitted E. Setbacks (D.1) Front Setback
Primary 0 m (D.2) Front Setback Secondary 0 m (D.3) Side Setback 0
m (D.4) Rear Setback 5 m (facing boardwalk) (D.5) Frontage Buildout
80% min at setback F. Private Frontages Promenade not permitted
Gallery permitted Arcade permitted Forecourt permitted Building
Configuration: 1.All buildings shall have a 0.0m setback on primary
and secondary frontages in- cluding 0.0m side setbacks. 3. All
buildings are required to provide a 5m rear yard where buildings
have direct frontage to the Boardwalk. Building Setbacks: District
Provisions
75. 75 Southend District Building Configuration T6T5 Building
Configuration. This table shows the Configurations for different
building heights for each Transect Zone. It must be modified to
show actual calibrated heights for local conditions. Setback Lines
and Expression Lines shall occur on higher buildings as shown.
76. 76 This Page Left Intentionally Blank
77. 77 Summary, Frontage Conditions & Typologies
78. 78 Bridge The Gap: Code Summary District Designations ER BN
SN CC PN Densities DUA not applicable 232* 232* 232* 1,352 FAR not
applicable 1.1* 1.1* 1.1* 2.6 A. District Provisions Lot Size or
Block Perimeter not applicable 144 sm min. 225 sm min. 225 sm min.
3,000 sm Lot Disposition not applicable Edgeyard Edgeyard Edgeyard
Edgeyard Lot Coverage not applicable 80% 80% 90% 60% Building
Setbacks Primary Front Setback not applicable 0-0.5 m 0-0.5 m 0-
0.5 m 0-2 m Secondary Front Setback not applicable 0-1 m 0-1 m 0-1
m 0-2 m Side Setback not applicable 1.5-2.5 m 1.5-2.5 m 1.5-2.5 m
0-2 m Rear Setback not applicable 0-0.5 m 0-0.5 m 0-0.5 m 0- 2 m
Frontage Buildout not applicable 60% 90% 80% 80% B. Public Frontage
Conditions Ecological Boulevard permitted not permitted not
permitted not permitted permitted Parkway permitted not permitted
not permitted not permitted permitted Pedestrian Street not
permitted permitted permitted permitted not permitted Shared Avenue
not permitted permitted permitted permitted permitted Village Alley
not permitted permitted permitted permitted not permitted C.
Private Frontage Conditions Arcade not permitted permitted
permitted permitted permitted Balcony not permitted not permitted
not permitted not permitted permitted Courtyard not permitted not
permitted not permitted not permitted permitted Forecourt not
permitted not permitted not permitted not permitted permitted
Gallery not permitted not permitted not permitted not permitted not
permitted Shopfront not permitted not permitted not permitted not
permitted not permitted Step Entry not permitted permitted
permitted permitted not permitted D. Building Typology Fragmented
Tower not permitted not permitted not permitted not permitted
permitted Monument not permitted not permitted not permitted not
permitted not permitted Knoll not permitted permitted permitted
permitted not permitted Sculpture not permitted not permitted not
permitted not permitted not permitted Sliced Courtyard Block not
permitted not permitted not permitted not permitted permitted
Topographic Podium not permitted not permitted not permitted not
permitted permitted Village Box not permitted permitted permitted
permitted not permitted E. Spatial Typology Ampitheater not
permitted not permitted not permitted not permitted not permitted
Civic Courtyard not permitted not permitted not permitted not
permitted permitted Floating Bridges not permitted not permitted
not permitted not permitted permitted Island Ecologies permitted
not permitted not permitted not permitted not permitted Open Market
not permitted permitted not permitted permitted not permitted Plaza
not permitted not permitted not permitted not permitted not
permitted Rooftop Gardens not permitted permitted permitted
permitted permitted Urban Park permitted not permitted not
permitted not permitted permitted T1 T4 T5A T5B T5C *Figures are
for the entire Village (CC, CSN, CBN)
79. 79 Bridge The Gap: Code Summary T5D T6 T6A T6B District
Designations UMX UC M-UC H-UC Densities DUA 324 ha / 131 ac 183 ha
/ 74 ac 337 units/hectre 540 units/hectre FAR 3.6 2.7 2.25 2.5 A.
District Provisions Lot Size 440 meters max 460 meters max 840 m2
min 1334 m2 min Lot Disposition not applicable not applicable not
applicable not applicable Lot Coverage 80% min. 80% min. 60% min.
80% min. Building Setbacks Primary Front Setback 0 m 0 m 0 m - 1 m
0 m - 1 m Secondary Front Setback 0 m 0 m 0 m - 1 m 0 m - 1 m Side
Setback 0 m 0 m 1.5 m - 2.5 m 1.5 m - 2.5 m Rear Setback 5 m 5 m
varies varies Frontage Buildout 80% min. 80% min. 75% min. 80% min.
B. Public Frontage Conditions Ecological Boulevard permitted not
permitted permitted permitted Parkway permitted permitted permitted
permitted Pedestrian Street permitted permitted permitted permitted
Shared Avenue permitted permitted permitted permitted Village Alley
not permitted not permitted not permitted not permitted C. Private
Frontage Conditions Arcade permitted permitted permitted permitted
Balcony permitted permitted permitted permitted Courtyard permitted
permitted permitted permitted Forecourt permitted permitted
permitted permitted Gallery permitted permitted not permitted not
permitted Shopfront permitted permitted permitted permitted Step
Entry not permitted not permitted permitted permitted D. Building
Typology Fragmented Tower permitted permitted permitted permitted
Monument not permitted not permitted not permitted required Knoll
not permitted not permitted not permitted not permitted Sculpture
permitted permitted not permitted not permitted Sliced Courtyard
Block permitted permitted permitted permitted Topographic Podium
permitted permitted permitted permitted Village Box not permitted
not permitted permitted not permitted E. Spatial Typology
Ampitheater permitted not permitted not permitted permitted Civic
Courtyard permitted permitted permitted permitted Floating Bridges
permitted permitted permitted permitted Island Ecologies not
permitted not permitted permitted permitted Open Market permitted
permitted not permitted not permitted Plaza permitted permitted
permitted permitted Rooftop Gardens permitted permitted permitted
permitted Urban Park not permitted not permitted not permitted not
permitted
80. 80 Public Frontages Ecological Boulevard The Ecological
Boulevard acts as a divider between the beach and developable land.
The Boulevard should accomodate at least 2 Sharrows. Pedestrians
should be the focus of the Boulevard, and as such there should not
be any raised curbs throughout the space. Complimentary pavers
should be utilized to differentiate travel lanes and pedestrian
walkways; painted lanes are prohibited. Heavy landscaping should be
used to separate the beach from the Boulevard, with cut throughs
randomly placed at its length every 5-9 m to allow for pedestrian
access to the beach. Evenly spaced trees will separate the
Boulevard from the developable land. Street furniture should be
made widely available for the public along the Boulevards edges.
Parkway The Parkway is the only public frontage that could be
considered a complete street, because it is intended to be used for
normal vehicular traffic. Raised curbs and evenly spaced trees
along the curb line is mandatory. The Parkway must accomodate two
lanes of traffic. Bike lanes should be differentiated from regular
vehicular traffic. Lastly, the Parkway shall only be made available
within T6 zones and provides entrances and exits out of parking
gararges. Pedestrian Street The Village Street provides access for
emergency vehicles into the narrow Alleys of the Cultural District,
but is mainly for pedestrian circulation. Trees and other
landscaping features are spread sporadically throughout the Street.
Permeable pavers should be utilized to assist with water drainage.
Street furniture can be placed along the sides of ROW, but is
significantly less present compared to the Green Avenue.
81. 81 Shared Avenue Public Frontages A Green Aveue connects
mutliple districts together and allows for vehicular traffic, but
is created for mainly pedestrian activity. The Green Avenue can
grow or shrink depending on the district, and must accomodate at
least one Sharrow lane, for both vehicles and bicycles. The Avenue
should have 1 to 2 rows of evenly spaced trees on either side of
the Sharrow to separate the Pedestrian lanes. Additionally,
complimentary pavers should differentiate pedestrian lanes from
vehicular and bicycle lanes. Lastly, street furniture, such as
benches, bicycle sheters and racks, trash receptacles, mail boxes,
should have a significant presence throughout the space. Village
Alley The Village Alley is created from public easements along lot
lines in between buildings and is solely for the use of pedestrian
use. Permeable pavers are recommended for water drainage. Trees and
landscaping will not be provided by the municipality, but residents
are permitted to utilize up to .5 m of the Alley for personal
landscaping. Village Alleys may have Connected Vertical Buildings
transversing the space at various points. When this occurs, public
lighting should be provided underneath the elevated building.
82. 82 Arcade A colonnade supporting habitable space that
overlaps the Sidewalk, while the Facade at Sidewalk level remains
at or behind the Frontage Line. This type is convential for Retail
use and is a typical frontage type for Xiamen, and the entire
southern Chinese region. The Arcade shall be no more than 4 m wide
and should overlap the Sidewalk to within 2 feet of the ROW. The
space underneath the Arcade and on the Sidewalk can support signage
for shops both on the vertical plane of the building and on the
roof of the colonnade, in addition stores can place tables and
chairs for customers to use. Forecourt A Frontage wherein a portion
of the Facade is close to the Frontage Line and the central portion
is set back. While, the Forecourt created is suitable for vehicular
drop-offs, it also provides a paved and landscaped space for the
use of private residents. This type can be allocated with in
conjunction with other Frontage types. Large trees within the
Forecourt should overhang the Sidewalks and planters should be used
to separate the Forecourt from the public street. Step Entry
Shopfront & Awning A Frontage wherein the Facade is aligned
close to the Frontage Line with the building entrance. This type is
conventional for Retail use. It has a significant glazing on the
Sidewalk level and an awning that may overlap the Sidewalk up to
.75 m. A Frontage wherein the Facade is aligned close to the Front-
age Line with the building entrance. A small entrance at various
points along the building Facade will provide a small step up to a
door for building access. This type is usually used for Residential
use and will be no more than 1 m inside the building. Lot Private
Frontage ROW Public Frontage Lot Private Frontage ROW Public
Frontage Section Plan Private Frontages
83. 83 Courtyard A Courtyard is enclosed by building Facades
and provides paved or landscaped space for private resident use.
The entrance of the Courtyard should be set back from public space
by a min- imum of 1 m and should be further separated from the
public realm by planters or trees. Lastly, the Courtyard may be en-
closed on one side by a small fence that cannot exceed 2 meters in
height and must be 90% transparent. Balcony A Frontage wherein a
part of the living dwellings floor is extend- ed out past the ROW.
Balconies can be included amongst all built stories, so long as the
any and all stepbacks are honored. Balconies are not permitted to
extend 2 meters past the ROW. Gallery a Frontage wherein the Facade
is aligned close to the Frontage line with an attached cantilevered
shed or a lightweight colonnad overlapping the Sidewalk. This type
is conventional for Retail use. The Gallery shall be no less than 3
meters wide and should overlap the Sidewalk to within 1.5 meters of
the Curb. Lot Private Frontage ROW Public Frontage Lot Private
Frontage ROW Public Frontage Section Plan Private Frontages
84. 84 Building Typologies Berkeley Live-Work, Toronto, Canada
Village Box Description Program A tall, thin, rectilinear structure
with a relatively small building footprint. When grouped in a
complex of similar forms, the historic fabric of traditional
village scale is mimicked, while over- all density is increased.
Mixed-Use, Residential, Office Knoll Form Program A habitable
ecology, an artificial mound or hill serving both a programatic
function in addition to operating as a foundation for a more
complex urban fabric above. Public green space, parking garages
Vankely, Xiamen, China Sliced Courtyard Block Form Program Larger
scale mixed- use, retail and commerical oriented Linked Hybrid,
Beijing, China Flex Box Form Program Mixed-Use, Retail,
Residential, Office Form Description Typical contemporary scale
rectilinear structure housing a mix of uses. Description A sliced
mid-rise perimeter-block form. When grouped within a series,
multiple variations of open space can be articulated between
public, semi-public, and private open space, both within and
between individual group forms. Description T5 T5 T5 T6 T5 T6 VB
Code Abbreviation: KL FB SC Lafayette 148, Shantou, China
85. 85 Building Typologies Zorlu Center, Istanbul, Turkey
Topographic Podium Description Program A low to mid-rise podium
form with an articulated habitable roof plane used as both an
ecological element as well as a vertical extension of the public
realm. Mid-level to high-rise towers are extruded vertically
through this surface for various programmatic uses. Mixed-Use,
Residential, Office, Open Space Fragmented Tower Form Program A
high-rise form fragmented by voids of varying heights and depths
stepping or wrap- ping vertically around a tower, such as to create
a series of shared spaces to be enjoyed by the occupants (such as
rooftop gardens, pool areas, outdoor dining, etc.) throughout the
entire vertical column. Mixed-Use, Retail, Office, Residential,
Open Space Essence Financial, Shenzhen, China Sculpture Form
Program Civic, Cultural, Entertainment Centers Guggenheim Museum,
Bilbao, Spain Monument Form Program Mixed-Use, Retail and Office
Oriented Prince Plaza, Shenzhen, China Form Description A dynamic,
high-rise urban form typically used to anchor a district at the
nexus of its social and economic activity. Iconic in nature, with a
highly transparent/translucent skin, the building should operate as
a lantern, an element of luminosity activating the nighttime
skyline. Description A unique form of high architectural character
framed by its immediate context, to be viewed as a sculptural
object, or work of art. The sculptural form should be reserved for
works of civic architecture like, yet not limited to; museums,
schools, amphitheaters, sports stadiums, etc. Description T5 T6 T5
T6 T6 T5 T6 TP FT MT SP
86. 86 Spatial Typologies Beijing Olympic Forest Park, Beijing,
China Island Ecologies Description Program A series of man-made
wetland islands that creates habitats for native species and acts
as a barrier to the urban edge, while providing additional
recreation space. Public Open Space Sunken Plazas Form Program
Paved public space that is framed by high-rise towers or is
depressed into the ground that acts as a gateway from the
subterranean tunnel and public transit stations up into the surface
or street level. Public Open Space Magok Central Plaza, Seoul,
South Korea Rooftop Ecologies Form Program Private or Public Open
Space Urban Garden, Los Angeles, California Image Description Open
space directly accessible from a building interior. Description
T5T2 T5 T6 T5 T6 Open Market Form Program Public Open Space
Panjiayuan Market, Beijing, China A plaza type intended for
street-commerce and social gathering space. Description T5T2
87. 87 Floating Bridges Circular Walkway, Shanghai, China
Description Program Elevated pedestrian paths that can be used to
create accessible open space between various buildings for private
or public recreation and leisure purposes. Paths muust allow for
some vegetation and cannot block all sunlight into lower levels;
light wells may be utilized. Private or Public Open Space Image T5
T6 Spatial Typologies Ampitheater Form Program An outdoor space
intended for performances and social gatherings with terraced
seating and a central, usually sunken, stage area Public Open Space
Magok Central Plaza, Seoul, South Korea Urban Park Form Program
Public Open Space Buffalo Bayou Promenade, Houston, Texas
Description A largely unbuilt public zone, framed by urban areas,
which should link the overall site together as well as offer a
variety of activities and ecological assets to the surrounding site
context. Description T5 T6 T5T2 T6 Green Belt Courtyard Chengdu
East Village CBED Plots, Chengdu East, China Description Program A
fully-public, inclusive courtyard surrounded by high-rise,
mixed-use buildings. Public Open Space Image T5 T6
89. 89 Precedent Library Linked Hybrid: Steven Holl Architects
Beijing, China 2009 Inspired the Connective Vertical Element that
the project wanted to incorporate as a means of increasing open
space for building tenants and possibly other community mem- bers
and visitors. Lafayette 148: Studio for Architecture Shantou, China
2010 Provides an example of the Flex or Village Box typology that
would be permitted throughout the site. Typically used for
residential, its shape can chage to meet the code requirements
within dedicated lot lines. Essence Financial: OMA Shenzhen, China
2014 This precedent depicts the fragmented tower imagined within
the Bridge the Gap development project. To ensure plenty of open
space, missing levels of the building can be exposed to the
elements and allow for landscaped and communal gathering spots.
Prince Plaza: OMA Shekou, Shenzhen, China 2014 This precedent
depicts a fragmented tower building typology. Guggenheim Museum:
Gehry Partners, LLP Bilbao, Spain 1997 Provides an example of
sculptural architecture, which allows it to be unique amongst other
buildings that surround it. This building type would be encouraged
in the more dense areas of the site and act as a beacon for Xiamens
proposed second city center. Queen Elizabeth Olympic Park: AECOM,
Hargraves Associates, etc. London, England 2012 Depicts what the
Urban Park would resem- ble. Magok Central Plaza: Wooridongin
Architects Seoul, South Korea 2012 This plaza design helped
influence the sunken plaza idea and how bridges would rise out of
the plaza and connect to various paths throughout the site.
Circular (Pedestrian) Walkway Lujiazui, Pudong, Shanghai, China
2009 The circular walkway connects the Lujiazui metro station to a
shopping mall that is located directly across a major intersection
while offering views of Shanghais towers. Galaxy SOHO: Zaha Hadid
Architects Beijing, China 2012 This precedent was utilized as a
model for the projects sunken plazas, where retail was encouraged
amongst various stories and provided a direct connection to a metro
station. Mecidiyekoy Towers: Emre Arolat Architects Istanbul,
Turkey Proposed in 2011 An image of a monumental building that is a
requirement within the site and acts as a beacon for Xiamens second
city center.
90. 90 Precedent Library Rising Currents: A New Urban Ground:
DLand Studio and A.R.O. New York, New York, 2010 Inspired the
ecological islands that create a new edge to the bay. Sanlitun
SOHO: Kengo Kuma and Associates Chanyang District, Beijing, China
2010 Influenced design decisions for the Ecolog- ical Business
Center to the north of the site. Panjiayuan Market Beijing, China
An open air market that influenced the sunken plaza and open air
market pagoda structures. Vankely: NL Architects Xiamen, China 2013
Influenced the shape of the Cultural Village and the inclusion of
the Knoll building typol- ogy to ensure maximum amount of green
space available to residents and visitors. Zorlu Center: Emre
Arolat Architects Istanbul, Turkey 2008 Contributed to the design
formation of topographic podiums and multiple levels of retail
space.
91. 91 Bridge The Gap Definitions Accessory Building: an
Outbuilding with an Accessory Unit. Affordable Housing: dwellings
consisting of rental or for-sale units that have a rent (including
utilities) or mortg