24

25

26

## EXISTING CONDITIONS

The layout of Seaside responds to pre-existing and man-made conditions as follows. Two large gorges providing access to the beach determine the location of the central square and the easternmost street. Existing wooded areas are preserved along the diagonal avenue and in open areas around the tennis club and city hall. High ground determines the location of the tennis club and one of the small squares. A central square opens to the south, increasing the building frontage on the ocean. The existing grid of Seagrove Beach to the east is received and extended to provide multiple access points and social continuity. The new street grid is left open to the north allowing access to the inland lake at some future time.

## PUBLIC BUILDINGS

The major public buildings (town hall, school, chapel, and tennis club) are located inland to activate those areas farthest from the shore. These buildings are bound to the central square by corresponding public spaces: secondary square, major avenue, and market square. Pavilions at the termini of each north-south street belong to the residents of these streets. Two larger clubhouses in the central square provide beachfront colonies for residents of the east-west streets. The southern portion of the central square will contain small public buildings responding in an ad hoc manner to changing needs in the early years of the town. The plans of the public buildings as shown in the drawing are hypothetical, since most have not yet been designed, or are only now under consideration. Public buildings are not subject to the urban code except for the provision that they be painted white, which is to insure public identity despite a size that could often be less than that of private buildings.

## PRIVATE BUILDINGS

The private buildings may be houses, apartments, shops, offices, hotels, motels, or workshops. Building forms will be generated by the provisions of the code as interpreted by many designers. Building uses are not strictly controlled as in conventional codes, but loosely determined by a conjunction of specified building form and urban location. This drawing approximates how Seaside would be completed if the building envelopes were all filled to the maximum.

30

31

32

### TYPE III

This type generates two uses ultimately determined by lot size and location. Large lots face the service street at the rear of the central square buildings. Warehouses will occupy these, probably for storage, workshops, and automobile repair. A fire house and service station will also be located in this zone at lots abutting Route 30-A. Smaller lots occur along the north-south pedestrian route that connects the church with the central square. These should generate small shops, and it is hoped that a Sunday market will be housed on these premises. Type III generates party-wall buildings with few restrictions other than a limit on height.

### TYPE IV

These are large lots that line the avenue connecting the central square to the tennis club. Type IV zoning generates large freestanding buildings with substantial outbuildings at the rear. This type may become private houses, small apartment buildings, or bed-and-breakfast inns. The setbacks on all sides, together with a continuous porch mandated for the street front, should result in buildings of some grandeur. The prototype is the Greek revival mansion of the antebellum South.

### TYPE V

This type is a special category for large lots that can contain several buildings. The Seaside code, like other codes that depend on the street front as the baseline for prescription, is too rigid in its control of site plans several lots deep. Consequently, there is a minimum of prescriptions and it is required that the lots be planned as coherent groupings, with the provision that the designs be approved by the municipal authority.

HOUSE AND BUILDING
TYPES

The Seaside Code defines eight specific building types and their
particular space requirements.

Type I

These lots define the large Central Square that runs along Coun-
ty Route C-30A. The zoning is intended for retail on the ground
floors and residential above. Type I buildings are Seaside's tallest
at a maximum of five stories in height. They have party walls with
no front setbacks, and they require a large arcade. Their prototype
is found on main streets throughout the South. One such example
is the Charleston Battery.

Type II

These lots define the small pedestrian square at the front of the
town hall. Zoning is intended primarily for office use, although
there is provision for apartments and retail establishments. The
Code dictates four-story buildings with courtyards and smaller
buildings at the rear. Only minimum variety in arcades and sil-
houettes is allowed. This square is intended to have a decidedly
more sedate and dignified appearance than the Central Square.
Its prototype is found in the Vieux Carré of New Orleans.

The Lyceum, designed by Walter Chatham, is a Type II building.

AT LEFT:

The Modica Market, designed by Deborah Berke,
and Dreamland Heights, designed by Steven Holl,
are examples of a Type I building.

27

28

29

## PRIVATE LAND

The proportion and dimension of lots are specifically related to their intended use and building type. In order to provide a relatively neutral urban fabric and to facilitate marketing, most lots are standardized, but others do not avoid the idiosyncratic characteristics that generate unusual buildings to serve as landmarks. There is a gradual downsizing of residential lots towards the center of town in order to increase density.

## TYPE I

These lots define the large central square which straddles Route 30-A with a decisive spatial act. Type I zoning is intended for retail uses on the ground floors with residential above. It will probably generate hotels and rooming houses, especially on shoreline lots. These are the tallest buildings at Seaside, with a maximum of five stories permitted. They are party-wall buildings with no setback at the front, where a large arcade is required. A great deal of variation is permitted in the heights. The prototype for this type is found in main streets throughout the South, although seldom in so continuous a manner.

## TYPE II

These lots define a small pedestrian square at the front of the town hall. Type II zoning is intended primarily for office use although apartments and retail establishments may occur. The code generates four-story buildings with courtyards and smaller buildings at the rear. The provision affecting arcades and silhouettes is highly specific and only minimal variety is possible. It is intended that this square will have a decidedly more sedate and dignified appearance than the central square. The prototype is found in the Vieux Carré district of New Orleans.

Type III

These buildings have two uses, which are ultimately deter-
mined by lot size and location. Large lots face the service street at
the rear of the Central Square. Warehouses for storage and work-
shops will occupy them. Small lots occur along the north-south
pedestrian route and connect what will be the church with the
Central Square. These are for small shops. Type III buildings are
party-wall buildings with few restrictions other than a limit on
height. Their prototype is Jackson Square in New Orleans.

The town houses at Ruskin Place, Type III buildings.

Type IV

These are the large lots that line Seaside Avenue, which connects the Central Square to the tennis and pool areas. Type IV buildings are large, freestanding buildings with substantial outbuildings at the rear. This type includes private houses, small apartment buildings, or bed-and-breakfast inns. The setbacks on all sides, together with a continuous porch mandated for the street front, generate a look of grandeur. Their prototype is the Greek Revival mansion of the antebellum South.

203 Seaside Avenue, designed by architect Don Cooper, is a Type IV building.

Type V

This is a special category for large lots that can contain several
buildings. The lots must be planned as coherent groupings.

The Honeymoon Cottages, designed by architect Scott Merrill, are
Type V buildings.

Type VI

These lots constitute the suburban section of Seaside. They
occur on the north-south streets with views of the sea. Lots become
slightly smaller toward the center to promote increased density.
Type VI buildings are freestanding houses for which the construc-
tion of small outbuildings at the rear for use as guesthouses and
rental units are encouraged. Requirements for substantial-sized
front yards secure the view of the sea for inland units. The picket
fences help to maintain the street edge. The prototype is found
throughout the suburban and rural South.

101 Savannah Street, designed by architect Deborah Berke, is a Type VI building.

Environmentally ahead of its
time, the guiding principle of
this early-eighties master plan
was to preserve and enhance
the area's natural, historical,
and archaeological features.
Neighborhoods were planned
around the natural topography
and vegetation, and one-half
of the 2,400-acre (971-hectare)
site is open space.

62

Opening page: Architectural authenticity is one of Pound-bury's most distinctive qualities. While the most prevalent facing material is stone, variety is achieved not only by the off-the-grid articulation of similar forms, but also by the occasional use of unexpected forms and materials, such as this cedar-shake conical roof over a private gazebo.

Right: The master plan for Poundbury's 18.5-acre (7.5-hectare) first phase is a high-density development with a public space, Pummery Square, at its center. Concentrated here are retail, commercial, and light-industrial uses, surrounded by residential blocks of mixed multifamily and single-family housing.

Opposite, clockwise from left: This aerial view shows Pound-bury's first phase still under construction. Two completed nonresidential buildings are Middlemarch Alternative Therapies Clinic (above, right), and Market Hall on Pummery Square (below).

Opening pages: Anchored by a gazebo, the village green provides a transition from the town center to the residential neighborhoods. This central park and several smaller pocket parks form a "string of pearls" throughout the community.

Opposite top, left and right: Single-family houses are built on relatively small lots and are set close to narrow, tree-lined streets. Architectural styles are based on Portland-area Craftsman and English Cottage precedents, and most have front porches.

Opposite, bottom: The brick-clad exterior and bay windows of the live-work units highlight the architecture of the nearby town center. The units feature a split entry that goes up to a main living area and down to a home office or commercial space.

Below: Orenco Station's compact plan occupies a 190-acre (77-hectare) site. The density of the pedestrian-oriented community is mitigated by a system of neighborhood parks and pedestrian routes. The open space and circulation framework have a professional quality, meant to introduce a sense of place and community.