A Social Product

a social product

REVITALIZING B U F O R D H I G H W A Y FOR A PROMISING FUTURE

A Social Product This Final Project is presented to The Faculty of the School of Architecture by Patricia Kusumadjaja In partial fulfillment of the requirements for the Degree of Bachelor of Architecture Southern Polytechnic State University, Marietta, Georgia Spring Semester 2015

Department of Architecture School of Architecture and Construction Management Southern Polytechnic State University Patricia Kusumadjaja A Social Product Thesis Summary:

My thesis explores the idea of the city as a social product, a statement written by Margaret Crawford. Based on her study of Henri LeFebvre’s “Critique of Everyday Life”, Crawford states that “Trivial and common places, vacant lots, sidewalks, front yards, parks . . .exist somewhere in the junctures between private, commercial, and domestic.” These spaces are vital to the creation sustainability of communities. These in-between spaces are what connect built environments to one another, making the city successful. In these spaces, people gather, form networks and connections which may connect to a larger social network. As a result, the city is a social product, and it thrives.

Student Signature ________________________________Date___________

Approved by: Internal Advisor 1 ________________________________Date___________ Professor Elizabeth Martin-Malikian Internal Advisor 2 ________________________________Date___________ Professor Michael Carroll

Thesis Coordinator ________________________________Date___________ Professor Elizabeth Martin-Malikian

DEDICATION This thesis work is dedicated to those who are brave enough to leave the comforts of home in pursuit of a better future

ACKNOWLEDGEMENTS Thank you to: Professor Liz Martin Professor Michael Carroll Dr. Garrett Smith

for their guidance and support throughout this project

Mom, Repkha S. Darmajanti Michael Kusumadjaja Theresa Kusumadjaja Ms. Mary Neely for being my inspirations

Friends & Studiomates for sharing this [fun] experience with me

TABLE OF CONTENTS Section I: Theorem Chapter 1.0 Design Theorem 1.1. Design Hypothesis 1.2. Relevance of the Design Hypothesis in Literature: Case Studies 1.3. Proposed Project Nature, Context and Rationale 1.4. Relevance of the Precedent Analysis to the Proposed Project 1.5. Precedents Case Studies

10 12 14 15 16

Chapter 2.0 Design Analysis 2.1. Site Context 2.1.1. Site Selection and Significance to the Proposed Project 2.1.2. Documentation of Existing Site Conditions 2.1.3. Site Zoning 2.1.4. Timeline

18 20 25 26

2.2. Site Analysis 2.2.1. Site Demographics 27 2.2.2. Site Plan: Physical Character Studies 28 2.2.3. Contextual Analysis 30

Section II: Practicum Chapter 3.0 Design Process 3.1. Space and Spatiality: Site Photos 3.2. Strategy: Adaptive Re-Use 3.3. Building Plans, Sections, and Elevations 3.4. Building Systems

38 39 40 44

Chapter 4.0 Design Synthesis 4.1. Renderings 50 4.2 Final Review Boards 54 Bibliography, Photo Credit, and Facts and Figures Sources

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ch.1

design theorem

1.1 D E S I G N

H Y P OT H E S I S

After a thorough exploration of the site, Buford Highway, this thesis will attempt to create a mixeduse program to revitalize the underperforming areas or blocks of the site. The program will consist of low-income, multi-generational housing to shelter the undocumented, low-income families or groups of workers as a primary focus. The secondary and tertiary program can potentially include retail shops, a child-care service, and leisure public spaces for the community to congregate.

In our society today, there is a stigma associated with the phrases low-income housing and undocumented migrant workers. Ironically, communal/social housing thrived and promoted the welfare of the community in the late 1910s -1930s to address the need for housing in a shattered Germany post World War I. Single women with father-less children as well as wounded soldiers were rehabilitated and housed in these Siedlungs, intended to restore the value of the community.

Today, social housing is focused on providing shelter, not necessarily to rehabilitate or to celebrate the values of a community. The imagery that social housing generates is negative, associated with words such as “ghetto” and “dangerous.” We forget that the intention of social housing is to create a healthy environment for people to live, to restore/create community value(s) and maintain it, and to do as such in a cost-effective manner.

The negative image of social housing reflects upon its inhabitants, which in turn, creates a barrier that casts them out of society. The city sees this community as troublesome, the public sees them as dangerous, and investors see them as unappealing. As a result, there is a lack of economical and social growth within the community.

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This thesis will research ways to change the negative, false image of social housing into a positive, true image. Specifically to the site, how can the rich, multi-cultural identity of Buford Highway reveal an accurate image of its hard-working, family-oriented residents? I believe that there is a need for the site to be returned to the community, so that the community has a sense of ownership and belonging to the area.

The senses of ownership and belonging can foster community pride and strength, and promote the desire and devotion to pursue healthier, cleaner living. This can be done in creating public spaces for communal use, such as a community center with physical activity usage and a learning center, or an outdoor space/ park where families can spend quality time together. Using multiculturalism as a catalyst, my thesis will find ways to celebrate the underrated Buford Highway and to create a healthy environment for its residents.

In our ever-connected world today, migration is nothing new.

Metropolitan cities continue to grow and migration is one of the main causes of that phenomenon.

In the case of Atlanta, the same situation occurs. However, there is an outlier to the equation as it pertains to Atlanta’s migrant population.

Located just northeast of the city is

B u f o r d H i g h wa y , a multicultural ethnic enclave

photo by: The Buford Highway Project | bufordhighway.com

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1.2 R E L E VA N C E

O F T H E D E S I G N H Y P OT H E S I S I N L I T E R A T U R E : C A S E S T U D I E S

Multiculturalism is defined by Merriam-Webster dictionary as “of, relating to, reflecting, or adapted to diverse cultures” and by Encyclopedia Britannica as “the principle of not only tolerating but also respecting different religions and cultures and encouraging them to coexist harmoniously.” Katharyne Mitchell of the University of Washington quotes, “...

[M]ulticulturalism as the philosophy and policies related to a particular mode of immigrant incorporation as well as to the rights of minority groups in society to state recognition and protection. Multiculturalism in this sense is not just about inclusion, nor is it merely an acceptance of difference; rather it actively ‘achieves’ diversity, it ‘expands the range of imagined life experiences for the members of society’s core groups’’ (Alexander, 2001: 246; for a discussion of the role of citizenship in this, see also Kymlicka, 2003a). The world today is exponentially shrinking, as people from different lands and tongues interact and assemble in different lands. The United States is an example of this phenomenon, where the country prides itself as a “melting pot,” where migrants make up a large portion of its population. In her article, “Geographies of Identity: Multiculturalism Unplugged,” Mitchell discusses the process of assimilation of migrants and questions it’s borderline nationalistic approach.

She claims that assimilation today forces migrants to lose their sense of identities and trade them for new ones.

Differences brought upon by migrants, such as differences in language, is often looked down by citizens, in the sense of personal encounters, academically, and politically. The push of assimilation is continually increasing from society, through governmental policies and the end of certain programs which retreats “state-sponsored multiculturalism,” such as the end of the closing of “remedial” programs by state universities in states such as New York and Tennessee (programs such as ESL,

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which acknowledges and embraces differences in students). While many of these movements made by states are not necessarily required, there is still the invisible result of individuals being excluded from society for not participating in civic life, which entails this retreat from state-sponsored multicultural programs.

Colin Rowe’s formal logic dictates that “fragmentation, and collision, of diverse ideas are imposed by successive generations, each with its own idea of the city” explains the meaning of multiculturalism.

The amalgamation of different cultures and the attempt of homogenizing them into the urban landscape to create a union of global culture, however, is a conundrum. “(.”

Armando Montilla of Clemson University writes about an existing, physical place called ethnospace, or ethnic enclaves in his essay, “Urban Geographies of Multiculturalism”. Urban migration contributes to the creation of ethnospace, although it does not necessarily cause ethnospace. Urban migration also contributes in the creation of ethnic enclaves – a major portion of the origin of urban history. From 15th century European Jewish Ghettos to Moroccan Mellahs, ethnic enclaves can be peceived as the patches of urban space where foreigners or migrants “flock” to create a community where cultural identity is not compromised regardless of physical site.

Can a society be classified as multi-cultural and globalized simultaneously? Contradictorily, visual examples of multiculturalism, such as signage on streets in other foreign languages, fusions of different ethnic foods and music, suppress the actual reality of multiculturalism and its origin. The hardships of migration, the human needs of establishing a sense of community (which has to exist in order for the kaleidoscope of fusions to exist), are hidden. As a result of these hidden aspects of

multiculturalism, ethnospace manifests. Ethnospace, characterized by “transnational dynamics and fluid occupancy with the capacity for rapid change to the urban landscape,” occupies and re-appropriates the leftover urban spaces, which later results in overcrowding in dwelling units.

Proxemics, meaning the study of space and how we, as humans use it, and how the variation in usages can generate certain feelings - is coined by Edward T. Hall in The Hidden Dimension. Hall states early that the theme of the book was “social and personal space and man’s perception of it” (Hall 1). Beginning with language and communication as the building blocks of culture, Hall stresses that communication makes up the hearth of culture and of life itself, and that language, in and of itself, is merely a systematic tool for the formulation and expression of thought, and the spoken is a symbol of a sensory world.

Differences in languages brings upon selective screening, which is the acceptance and/or filtration of data as perceived by a person. This acceptance and filtration depends largely on language and the culture in which one has been raised, creating a sense of experience. Since people are made of different cultures and tongues, experience is not a shared commodity, therefore, experience is not a stable point of reference.

Hall furthers his explanation of culture and communication through the analogy of extensions, which distinguishes man as a race from animals. Examples of man’s extension are such as the computer as the extension of the brain and the wheel as the extension of legs and arms, and writing as the extension of thoughts through language. In this sense, then, man shapes his environment and simultaneously, the environment shapes the man, because man builds his environment according to how he wants to live and who he wants to be.

A real-life example can be found in many neighborhoods spread across the country. Andrea Elliott writes a series of five photojournalistic essays in the New York Times in 2013 exemplifying an amaglamation of the ideas of proxemics, man and his environment, and how the need for community is parallel for the search of a desired identity.

“One in five American children is now living in poverty . . . Decades of research have shown the staggering social costs of children in poverty. They grow up with less education and lower earning power.

They are more likely to have drug addiction, psychological trauma and disease, or wind up in prison . . . While nearly one-third of New York’s homeless children are supported by a working adult.”Elliott’s narrative of an 11-year-old girl named Dasani and her family exposes the harsh reality of overcrowding, homelessness, substance abuse, and the result of that combination in the upbringing of children. The run-down shelter where government agencies placed Dasani’s family caused severe health, monetary, and psychological issues. The shelter, Auburn Family Residence, is located in Brooklyn, a few blocks away from glass skyscrapers where penthouses sold for millions of dollars.

Although the circumstances of Dasani’s living situation is not caused by migration, the effects of her family’s poverty are similar to the effects of the impoverished state of many immigrants ‘living situation.

It appears as a vicious cycle, when a parent fails to provide the basic needs of living (food, shelter, clothing); the children tend to be more at-risk to fall into the same issues of homelessness, health issues, and/or substance abuse, among many others. At the time of the article, Dasani voices her own worry of falling into the same cycle as her parents. She frequents the local liquor store with her younger siblings and mother, watching her mother “get her fix” almost daily. She sees her father

falling into trouble with the justice system. She frequents storefronts and neglected basketball courts and playgrounds with friends with the intent to play and get away from family troubles, only to find older kids involved with illegal activities such as underage drinking and drug dealing.

In her essay “Everyday Urbanism,” Margaret Crawford references Henri LeFebvre’s “Critique of Everyday Life.” She illustrates that the city is a social product, based on the remnants of everyday life and the struggles of its inhabitants. She notes,“Trivial and common places, vacant lots, sidewalks, front yards, parks . . .exist somewhere in the junctures between private, commercial, and domestic.” These spaces are vital to the creation sustainability of communities. Going back to the real-life situation of Dasani, we see that when these vital in-between spaces are threatened with and invites negative activities, the result is a city that wil continue to decline in quality. Crawford uses Los Angeles as a case study, noting the way illegal migrant groups are using trivial and common places such as parking lots, compared to how legal native residents are using the spaces. A similar behavior exists in the realm of Buford Highway, where illegal migrant groups live surrounded by legal, established natives.

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social actor 1: [undocumented] migrant workers

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1.3 p r o p o s e d

p r oj e c t n a t u r e , c o n t e x t , a n d r a t i o n a l e

My thesis explores the idea of the city as a social product, a statement written by Margaret Crawford. Based on her study of Henri LeFebvre’s “Critique of Everyday Life”, Crawford states that “Trivial and common places, vacant lots, sidewalks, front yards, parks . . .exist somewhere in the junctures between private, commercial, and domestic.” These spaces are vital to the creation sustainability of communities. These in-between spaces are what connect built environments to one another, making the city successful. In these spaces, people gather, form networks and connections which may connect to a larger social network.

As a result, the city is a social product, and it thrives.

In a suburban environment, connectivity is an issue.

Suburbia is created based on the idea of privacy – each person or family having his/her/their own living space, their own front yard, and their own backyard. There is little interaction between neighbors, and little interaction to the city. Suburbia has its own operating hours, its own private amenities for its formal inhabitants. This is an issue because it shuts out others who are not members of this specific community.

The site that I have chosen is Buford Highway, a multi-cultural hub that is lies in a suburban context, located just outside of the perimeter. A six lane local highway,

an interstate highway, and three speeds physically divide the site. The three speeds are the pedestrian walking speed, the local vehicular speed, and the interstate highway speed. These speeds are informative of the inhabitants of the site. The pedestrian speed represents the informal community consisting of undocumented migrant workers and their families. The vehicular speed portrays the defined, documented citizens of the site. The interstate highway speed portrays the visitors of the site, who come and go. My thesis addresses the first speed – the informal community comprised of migrant workers and their families.

Over the past 50 years, Buford has been an enclave where migrants first settle when coming to Atlanta.

Beginning with the Vietnamese migrants, they typically settle until they have enough income and gained legal status to move out of the community. Waves of migrant groups have continued this cycle. Currently, the majority of migrant workers in this site are from Mexico and surrounding countries.

Migrant workers face non-guarantees everyday.

They never know if they will have an income for that day, whether they can afford to make their rent each month, or whether their children will be safe through the day. They

can be found throughout the highway, standing in empty parking lots, gas stations, or the front of vacant businesses, waiting to be picked up for work. The families of the migrant workers, particularly the mothers, care for the younger children while doing some side jobs to provide more income. The youths are enrolled in public schools, yet they lack the resources that are needed to complete homework. As a result, many of the youths wandering the streets and getting involved in illegal activities in vacant business places.

My strategy to provide an architectural solution to this site is to repurpose a vacant strip mall that until recently was an incubator of illegal activities. An old K-Mart sits in a sunken site, invisible from the street level. An adaptive re-use of this K-Mart with programs such as a media center, daycare, and adult learning center is introduced to the site, as a way of reaching out to this informal community. A residential component is placed in the project to encourage a stronger sense of community.

I believe that in introducing a dynamic, hybrid, community-centric program can reveal the way the informal migrant community operates, encouraging the formal community to become more pro-active in engaging with this informal community.

social actor 2: [undocumented] migrant families

site: buford highway, doraville, ga

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social housing ex.: unite d’habitation by le corbusier

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1.4 r e l e va n c e

o f p r e c e d e n t a n a ly s i s t o p r o p o s a l

Looking into social housing specifically as a main program, it is imperative to study the Siedlungens of Europe, a set of prominent projects that plays a significant role in the history of social housing. The Romerstadt Siedlung by Ernst May explores the ways the body operates in a utilitarian, home setting.Using efficiency as a means of creating spatial arrangement, the Romerstadt Siedlung also incorporates the design of the Frankfurt kitchen by Grette Shutte-Lihotsky, incorporating the triangle kitchen system that is widely used today.

The Wiessenhoff Siedlung incoporates 21 buildings by 17 architects, including Ludwig Mies Van Der Rohe, J.J.P. Oud, Le Corbusier, and Hans Scharoun. Here, the idea of social class between the lower to middle classes are explored. Community spaces in between buildings are studied and designed so that there is a sense of communal ownership by the residents.

Unite D’habitation by Le Corbusier reveals the relationship between private dwelling units and semi-public communal space, as well as begins to study the art of multi-dwelling sustainability.

In more contemporary examples of social housing, the IBA social housing by Peter Eisenman looks into using a mixed-use program set to provide a street language that is public, and leaving the more private dwelling units above and behind the public retail.

The Quinta Monroy project addresses a similar type of residents, migrants who have settled on the land and established a community. Instead of detailing the project, the architects have purposely under-designed, so that the residents can put the details in themselves to establish a sense of ownership and identity.

Romerstadt Siedlung | Ernst May | Frankfurt, Germany | 1927 Frankfurt Kitchen | Grette Shutte-Lihotsky| Romerstadt | 1927

Wiessenhof Siedlung | Varied Architects | Stuttgart, Germany | 1927

CORRIDOR

Unite d’Habitation | Le Corbusier | Marseilles, France | 1947

Unite d’Habitation | Le Corbusier | Marseilles, France | 1947

Unite d’Habitation | Le Corbusier | Marseilles, France | 1947

IBA Social Housing | Peter Eisenman | Berlin, Germany | 1981

IBA Social Housing | Peter Eisenman | Berlin, Germany | 1981

Quinta Monroy Housing | ELEMENTAL | Iquique, Chile | 2004

Unite d’Habitation | Le Corbusier | Marseilles, France | 1947

Quinta Monroy Housing | ELEMENTAL | Iquique, Chile | 2004

Quinta Monroy Housing | ELEMENTAL | Iquique, Chile | 2004

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VIA VERDE Bronx, NY 2012

Dattner Architects & Grimshaw Architects An affordable housing project in the Bronx uses sustainable systems to lower monthly cost of living and introduces outdoor community spaces for residents.

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PLAYA VISTA PARK Los Angeles, CA 2010

Michael Maltzan Architects A public park that incorporates sports, walking gardens, concert stage, and planting areas for community use.

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2.1.1 s i t e

selection + significance

Site: Buford Highway Corridor, Doraville, GA The multi-cultural Buford Corridor expressively conveys the multiple identities of its inhabitants through retail. The corridor is active most of the time, and a strong sense of community has already developed over time. The diversity is a strong urban catalyst and is the key inspiration for the future development of this project in the urban, neighborhood, and building scales.

ch.2

design analysis

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2.1.2 E X I S T I N G

Site conditions

The multi-cultural Buford Corridor expressively conveys the multiple identities of its inhabitants through retail. The corridor is active most of the time, and a strong sense of community has already developed over time. Buford Highway is a prime example of ethnospace, a term coined by Urban Geographer, Armando Montilla. The residents of this community are largely undocumented immigrants from Latin America, who have established a lifestyle of overcrowding, unsafe pedestrianism, and unstable working conditions.

Visitors from the Metro-Atlanta area and other neighboring counties praise Buford Highway for its diversity in terms of restaurants and marketplace. Buford Highway is most alive during weekends, between the hours of noon to 6 pm., times when visitors from outside of the community can be found at the local restaurants.

Nevertheless, Buford Highway lacks a sense of place that can retain its inhabitants and visitors. Visitors leave after their hunger has been fulfilled, because they see no reason to stay.

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1. MARTA TRAIN STATIONS

2. UNSAFE CROSSWALKS

3. DAYWORKERS

photo by Mary Odem 2000

Doraville Marta Station | photo by AJC

Buford Highway Street Condition | photo by AJC

In the 3-mile stretch of Buford Highway, there are two Marta Stations; Chamblee station and Doraville station.

Both stations are essential to the site as it is a way for residents to connect to the neighboring districts.

However, there are issues with the logistics of the station.

Both (Chamblee station more so than Doraville) are located off the main artery, Buford Highway. There is a lack of sidewalks that facilitates pedestrians from getting to Buford Highway to the stations. The connecting streets, Park Avenue and Chamblee Tucker Road, are lacking eyes on the street during day and night, making it unsafe for pedestrians to walk.

Marta Rail and busses are essential to the site as a high percentage of residents are not able to drive to get to places of work or leisure.

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photo by Mary Odem 2000

The crosswalks of Buford Highway are placed beginning in 2010, due to the staggering number of vehicular-pedestrian accidents that occured over the years. There are two types of crosswalks found: the first, a straight forward walk in a linear path. The second, a walk connecting to a median that is then offset to connect back to the other side of the highway.

However, the sidewalks are located in un-ideal locations, not necessarily connecting one destination to another. While crosswalks exists at every intersection, the block sizes are too large to be walkable. The intermediate crosswalks are then placed “at random� on the northern side of Buford Highway, while the southern side is severly lacking crosswalks near the residential area.

Buford Highway Street Condition | photo by AJC

photo by Mary Odem 2000

4. POOR LIVING CONDITIONS

5. END OF SIDEWALK

photo by WBSB News

Due to undocumented status, majority of immigrants who reside in Buford Highway resort to becoming day laborers for income.

The process began by standing on the side of the street, in this case, highway, to wait for a vehicle (usually a truck) driven by land managers, construction contractors, or other project managers.

Day laborers would then quickly and competitively approach the truck in order to essentially, get a job for the day. The selected workers would then be transported to the worksite, paid in cash at the end of the day, then driven back to the side of the highway.

Since day-labor is non-contractual, the workers are unsure of their fate the next day. They have little to no way of knowing the demand for workers in a given time, let alone the next day. This inconsistency in employment leads to the creation of low-income communities, which results into a variety of epidemics, such as overcrowding in homes, lack of health consciousness, crime, etc.

The issue of day-laborers are also disruptive to the local retail shop runners. Many shop owners/runners believe that the presence of these day-laborers are intimidating to potential customers, especially women. They also contribute to the issue of littering and the uncleanliness of the sites.

Not all documented workers resort to day-labor as a source of employment. A nearby church community, called Mision Catolica, offer limited service to the community. The services include job searches, minimal job training, and after-school child care on some days in the members’s personal homes. The church is seen as a way of congregating and networking by the community.

The living condition at Buford Highway can be categorized into three segments: • The Marquis properties, built around 1969, making it one of the more prominents and frequent complexes • The older properties, built around 1966, with its cheaper rent and deteriorating condition • The newer properties, built around 1997, with higher rent and better living conditions.

The migrant workers tend to look for places with cheaper rent because management are less strict about living occupation. In order to save money, low rent is attractive, and this results in overcrowding. On average, a one bedroom apartment can be occupied by up to 4 people, according to a former resident of Marquis at Brookhaven. The average rent for a one bedroom apartment in this particular complex is roughly $600-700/month, but when divided amongst four occupants, rent is only less than $200/person/month.

The end of the sidewalk of the southern side of Buford Highway is situated south of the CDC site. The lack of sidewalk here creates a disconnect between the area north of the airport and CDC, which is currently growing with many retail locations, and the area south of it, that already has a dense retail population. The street frontage of the area is currently small vacant buildings, formerly industrial motor vehicle operations. Across the street are apartment complexes, where many migrant families reside.

Due to the lack of the sidewalk, many people who travel this path have created their own footpath on the grass, which in many cases, is not condusive to walking.

Women with children strollers, the elderly, and the handicapped are challenged by this issue, and often find a hard time reaching their destination.

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6. CROSSING THE HIGHWAY

7. MARKET PLACE

The Buford Highway Farmers Market has made a name for itself as a highly popular, desirable market for the residents of Metro-Atlanta. Currently, it provides over 100 jobs to the residents of Buford Highway, though many are undocumented migrants.

The Market corporate company has created a program where loyal employees are elligible for sponsorship, which allows for legal residency.

To the average person, crossing a street is not a serious ordeal.

To the illegal migrant residents of Buford Highway, crossing the street is sometimes a matter of risking serious injury, even death. Adults can try to outrun cars. For small children or parents with small children, running is not an option. Despite of legal status, I believe we are all entitled to the same leve of safety, especially when it comes to a simple matter of crossing a street to accomplish everyday tasks.

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The undocumented residents of Buford Highway are desirable to the Farmers Market because of cheap labor (over 80% of the workers work 12+ hours/day, 6-7 days/week, for minimum wage). Cheap, local labor allows the company to cut cost and still maintain high quality imported goods.

The relationship of the Market to the residents of Buford Highway only exists in an occupational sense. Residents of Buford Highway are rarely the consumers of the market. Rather, the Market relies on consumers from neighboring counties as a source of revenue.

“I live in Pine Hills which is bordered by Buford Highway . . .The Farmer’s Market is super expensive and only non-local people go there. But more importantly they have huge independently owned ethnic grocery stores.

Mostly Latin and Asian that we go to all the time for sauces, fruits, and sweets. Stuff you can’t find at chain grocery stores. So basically, all the grocery stores there that aren’t chains are naturally run like Farmers Markets, so the actual Farmer’s Market is of little importance to the locals.”

- Kevin Burkhart, Farmer’s Market loyal customer

8. LARGE PARKING LOTS

Parking lots, in the words of Ellen Dunham-Jones, are “underperforming asphalt.”

This situation is proven when seeing the astronomical square footage that parking lots occupy. Large parking lots are often found in front of strip malls, creating inactive space between the street and building. The larger parking lots found on Buford Highway can provide spaces for up to 400 cars. Often times, these parking lots are barely half full, therefore they are not fulfilling their intended functions.

Parking in general is an issue in the metro-Atlanta area, seeing as the city has been reconstructed to fit the needs of automobiles. Buford Highway in its suburban site, is a six-lane highway that sees heavy automobile traffic.

Large big-box stores that occupy the adjacent strip mall that comply to code requirements allocate large amount of parking spaces, as a result of the ratio of a minimum of 1 car for every 500 spaces.

With today’s advancements and new techonology, there are many ways to park smartly and/ or share-commute. Instead, parking asphalts can be used for more active spaces such as parks, retail spaces, etc.

9. TYPICAL NEW RESTAURANTS

In the last two decades, Buford Highway has seen the rise od authentic ethnic retaurants as well as craft restaurants. The surgence of these new leisure places are attractive to the visitors of Buford Highway, who come from the surrounding counties. These visitors contribute a large percentage of revenue to these restaurants.

Cheap retail parcels and low rent allow restauranteurs to easily open shop and place most of their initial investments in quality interior design and quality foods for the shops. However, the issue is that these restaurants are focused on attracting those who live outside of the community while excluding the actual inhabitants. The local inhabitants of Buford Highway typically cannot afford the luxury of dim sum and biscottis.

Very few are able to attain employment in establishments like these, because business employers often seek out younger students who are looking for part-time employment.

10. EXISTING RETAIL

The existing retail found along Buford Highway are composed in strip mall complexes. Most of the retail is comoposed of ethnic restaurants and shops catering to the specific cultural needs. Many multi-lingual businesses, such as tax services, legal services, even small privately-owned health clinics become parts of the strip mall to cater to the needs of the multicultural community. This can be seen through the multi-lingual signagle that clad the streets of Buford Highway.

11. VACANT SHOPPING CENTERS

2.1.3

S I T E ZO N I N G

Vacant former retail spaces are beginning to accumulate alongside Buford Highway, varying in sizes. A particular site, sited at 5597 Buford Highway, is particularly interesting. A former K-Mart, the building is approximately 98000 square feet with a parking lot that is approximately 125000 square feet. The building is difficult to see from the street level of Buford Highway because the natural topography is 24’ lower than the street level. Currently, the building is sealed by local police due to illegal drug activities and homeless squatting found.

Vacant spaces such as this particular one often invite negative activities, but they are also potential spaces for introducing new program that can better cater to the community. They are large, standard boxes, with a structural grid that spans wide, and are typically leveled floors.

The multi-lingual signs and density of them have become the icon of Buford Highway.

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2.1.4 T I M E L I N E

The cities of Chamblee and Doraville became prominent immigrant settlement due to its status as a railroad stop

1822

1845

DeKalb County received its charter

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1869

Mass construction of apartment communities and strip malls began Excursion train from Atlanta to Duluth began The city of Doraville is formally established

1871

Construction of the Charlotte Atlanta Air-Line Railroad began

late 1930s

Ethnic eateries began to develop. The oldest one to date on Buford Highway is the “Havana Sandwich Shop” when the highway was only a two-lane highway.

Shell Oil Company, Standard Oil, and other petroleum companies also developed large petroleum tank farms.

late 1940s

Plantation Pumping began installing pipelines throughout the city and created large scale petroleum containers that are heavily used during World War II

1947

19501960

1976

The General Motors Assembly Plant in Doraville opened, employing 1250 people, about three times the city’s population

1991 The Doraville MARTA station began construction

The General Motors Assembly Plant in Doraville closed, property went up for sale

2008

2011

Georgia Tech City and Regional Planning and TSW began planning for the future of the GM Plant

REVITALIZING BUFORD HIGHWAY FOR BRIGHTER FUTURE REVITALIZINGBUFORD BUFORDHIGHWAY HIGHWAYFOR FORAAABRIGHTER BRIGHTERFUTURE FUTURE REVITALIZING

a social product 2.2.1

DORAVILLE, GA STATISTICS DORAVILLE,GA GASTATISTICS STATISTICS DORAVILLE,

MARGARET CRAWFORD: EVERYDAY URBANISM MARGARET CRAWFORD: EVERYDAY URBANISM MARGARET CRAWFORD: EVERYDAY URBANISM based HENRI LEFEVRE’S CRITIQUE OF EVERYDAY LIFE based on HENRI LEFEVRE’S CRITIQUE OF EVERYDAY LIFE based onon HENRI LEFEVRE’S CRITIQUE OF EVERYDAY LIFE

“Trivial and commonplace, vacant lots, sidewalks, front yards, parks, and parking lots are “Trivial and commonplace, vacant lots, sidewalks, front yards, parks, and parking lots are “Trivial and commonplace, vacant lots, sidewalks, front yards, parks, and parking lots are being claimed for new uses and meanings by the poor, the recently immigrated, the home-

claimed uses meanings by the poor, recently immigrated, homefor for newnew uses andand meanings by the poor, thethe recently immigrated, thethe homeand even middle class.

These somewhere junctures beS being I less, Tbeing Eclaimed D Ethethe M Oclass.

G RThese A Pspaces Hexist I exist Cexist Sphysically less, and even middle class.

These spaces physically somewhere inthe the junctures beless, and even the middle spaces physically somewhere in in the junctures between private, commercial, and domestic. . . They contain multiple and constantly shifting

tween private, commercial, domestic. . . They contain multiple constantly shifting tween private, commercial, andand domestic. . . They contain multiple andand shifting REVITALIZING BUFORD HIGHWAY FOR Aconstantly BRIGHTER meanings rather than clarity .. these spaces can and redefined meanings rather than clarity offunction. function. . these spaces can beshaped shaped and redefined bythe the FUTURE meanings rather than clarity ofof function. . . .these spaces can bebe shaped and redefined byby the transitory activities they accomodate.” transitory activities they accomodate.” transitory activities they accomodate.”

- Margaret Crawford, “Blurring Public Space and Private Life” - Margaret Crawford, “Blurring theBoundaries: Boundaries: Public Space and Private Life” - Margaret Crawford, “Blurring thethe Boundaries: Public Space and Private Life”

social product

Henri Lefebvre: Trivial everyday serves basis experience and the “true Henri Lefebvre: Trivial everyday serves asthe the basis ofall allsocial social experience and the “true Henri Lefebvre: Trivial everyday serves asas the basis ofof all social experience and the “true realm contestation.” realm ofpolitical political contestation.” realm ofof political contestation.”

58% 58% 58%

DORAVILLE, GA STATISTICS

MARGARET CRAWFORD: EVERYDAY URBANISM based on HENRI LEFEVRE’S CRITIQUE OF EVERYDAY LIFE

G GG

RESIDENTS RESIDENTS RESIDENTS

58%

Interviewed: Pedro Interviewed: Pedro and Interviewed: Pedro andand Andre, Dayworkers.

Andre, Dayworkers.

Andre, Dayworkers.

+ ++ + ++

Single Parents

10,603

2,052

RESIDENTS A person who rents/owns a residential property and is currently living in said property

Families Singles

How often do you get picked up for work?

Only 4 times/week, sometimes 6.

site: buford highway, doraville, ga

Dayworkers

RESIDENTS

G

Corporations

A person who rents/owns Singles a residential property and is workers currentlysocial living in said migrant families social actor 1: [undocumented] migrant actor 2: [undocumented] social actor 1: [undocumented] migrant workerssocial actor social actor 2: [undocumented] migrant families social actor 1: [undocumented] migrant workers 2: [undocumented] migrant families property Dayworkers “My name is ______; need work?”

Interviewed: Pedro and Andre, Dayworkers.

Population as of 2012

City Area: 3.6 sq. mi

+

Single Parents

10,603

2,052

G G

How often do you get picked up for work?

Only 4 times/week, sometimes 6.

G

G

How do you get [to the BP gas station where workers wait]?

I walk, 4 miles.

Single Parents

Single Dads: 631 Single Moms: 1421

“We want to create a modern, up-styled bakery/hangout space”

Children as of 2012 Interviewed:population Jane Ewe and Michele(0-18 Nguyen years)

8,669

15% are living under poverty

G G

G

Mom & Pop

G

Anything! Landscaping, construction, cleaning.

2,052

8,669

G

social actor 3:of [documented] What kind docitizens you do? social actor 3: work [documented] social actor 3: [documented] citizens citizens

G

G

G

G

G

44.9%

15% are living under poverty

or

“W

$3

4,760 people

G

G

Corporations

G

G

G

G

G

G

Describe your hiring process.

We hire part time students/younger people to work as baristas in the front. In the back we have full time pastry chefs and kitchen workers. Our employess are typically Asian/Hispanic.

G

G

G

G

G

G

G

G

G

44.9%

or

G

G

G

995/9

G

G

“We come for groceries and food”

A person who NlivesNoutside of the Buford Highway area and visits the area for leisure/work purposes

% of population with legal residency status Documented median income (2012) It’s great for business, but I wouldn’t live here. It’s probably really unsafe especially at night.

4,760 people

If you hang out/live by Buford Highway, where do you go?

Customers

N

When is your business busiest/slowest?

Sundays are always the busiest, and the slowest is usually a weekday

or

Number of households Stamp

$35,410

VISITORS

BUILDING BUILDINGUSAGE USAGEOF OFBUFORD BUFORDHIGHWAY HIGHWAY What do you think of the Buford Highway area in general?BUILDING USAGE OF BUFORD HIGHWAY

44.9%

Workers

G

G

G

G

Customers

G G

Describe your hiring process.

We hire part time students/younger people to work as baristas in the front. In the back we have full time pastry chefs and kitchen workers. Our employess are typically Asian/Hispanic.

G

Documented median income (2012)

4,760 people

Why open a business here in Burford Highway?

We grew up around Buford then moved. We saw that there are a lot of [visitors] here who look for specialty foods.

G

“We come for groceries and food”

A person who lives outside of the Buford Highway area and visits the area for leisure/work purposes

It’s great for business, but I wouldn’t live here. It’s probably really unsafe especially at night.

15% are living under poverty

G G

VISITORS

We grew up around Buford then moved. We saw that there are a lot of [visitors] here who look for specialty foods.

Workers

Java, Quickly, Sweet Hut, Paris Baguette, White Windmill, Happy Karaoke, Tacos Tacos Tacos, Farmers Market, Honey Bits, “that Vietnamese place in front of Plaza Fiesta,” Pho 24, Hae Woon Dae, Dai Loi#2, SoKongDong Tofu House, HMart, Dresden Park, Pho Bac

Number of households who receive Food Stamps

$35,410

WHO MAKES UP BUFORD HIGHWAY? site: buford highway, doraville, ga

G

When is your business busiest/slowest?

When isbusiness your business is your busiest/slowest?

GWhen G Gbusiest/slowest?

Gslowest Sundays always busiest, the is usually a weekday Sundays are always the busiest, and the slowest is usually a weekday Sundays are are always the the busiest, andand the slowest is usually a weekday

% of population with legalHighway residency status What do you think of the Buford area in general?

Children population as of 2012 (0-18 years)

Interviewed: Jane Ewe and Michele Nguyen

Single Dads: 631 Single Moms: 1421

What time do you come here?

5 am, everyday. Monday - Saturday. On Sunday sometimes 8 because church.

10,603

hire part time students/younger people to to work asas baristas in in the front.

In In the back wewe We hire part time students/younger people work baristas the front. the back WeWe hire part time students/younger people to work as baristas in the front.

In the back we have full time pastry chefs kitchen workers. employess typically have full time pastry chefs and kitchen workers.

Our employess are typically have full time pastry chefs andand kitchen workers.

OurOur employess are are typically

When is your business busiest/slowest?

Sundays are always the busiest, and the slowest is usually a weekday

“We want to create a modern, up-styled bakery/hangout space”

42% Families

G

Mom & Pop

PERSPECTIVES: QUESTIONS social housing ex.: unite d’habitation ABOUT by le corbusierBUFORD HIGHWAY

58%

8,669

Single Dads: 631 Single Moms: 1421

G

G

It’s great for business, but I wouldn’t live here.

It’s probably especially at night.

It’s great for business, but I wouldn’t live here.

It’s probably really really unsafeunsafe especially at night. % of population with legal residency status Documented med

as of 2012 (0-18 years)

What kind of work do you do?

Anything! Landscaping, construction, cleaning.

Population as of 2012

City Area: 3.6 sq. mi

Demolished strip mall

G G

What dodo you think of of the Buford Highway in in general?

What you think the Buford Highway general?

What do you think of the Buford Highway areaarea inarea general?

It’s great for business, but I wouldn’t live here. It’s probably really unsafe especially at night.

Interviewed: Jane Ewe Interviewed: Jane Ewe Interviewed: Jane Ewe Michele Nguyen and Michele Nguyen Children population andand Michele Nguyen

GWhy open aGbusiness hereGin Burford Highway?

G

How do you get [to the BP gas station where workers wait]?

I walk, 4 miles.

Interviewed: Pedro and Andre, Dayworkers.

social actor 2: [undocumented] migrant families

G

“We want to to create a modern, “We create a modern, “We want towant create a modern, up-styled bakery/hangout space” up-styled bakery/hangout up-styled bakery/hangout space”space”

G

WHO MAKES UP BUFORD HIGHWAY?

: [undocumented] migrant workers

G

42% What time do you come here?

5 am, everyday. Monday - Saturday. On Sunday sometimes 8 because church.

“My name is ______; need work?”

+

G G

social housing ex.: unite d’habitation by le social housing unite d’habitation bycorbusier le corbusier social housing ex.: uniteex.: d’habitation by le corbusier

58%

+

G

Asian/Hispanic.

Corporations Asian/Hispanic.

Corporations Asian/Hispanic.

Corporations

dodo you get [to[to the BPBP gas station where workers wait]?

How you gas station where workers wait]?

HowHow do you get [toget the BPthe gas station where workers wait]?

I walk, 4 miles.

I4 walk, 4 miles.

I walk, miles.

Population as of 2012

G

open a business in in Burford Highway?

Why open a business here Burford Highway?

WhyWhy open a business herehere in Burford Highway? grew upup around Buford then moved. saw that there a of lot of of [visitors] here who We grew around Buford then moved.

We saw that there are a lot [visitors] here who WeWe grew up around Buford then moved.

WeWe saw that there are are a lot [visitors] here who forfor specialty foods. look specialty foods. looklook for specialty foods.

& Pop Mom & Pop & Pop Describe your hiring process.

GMomMom GDescribe G Describe your hiring process. yourG hiring process.

WHO MAKES UP BUFORD HIGHWAY?

site:site: buford highway, doraville, ga ga buford highway, site: buford highway, doraville,doraville, ga

G

Dayworkers

City Area: 3.6 sq. mi

Demolished strip mall

Vacant shop [former Payless Shoe Store]

GG

44.9% 44 44.9%ororor 44.9% 4,7

15% living 15% are living 15% areare living under poverty under poverty under poverty

G

What dodo you come here?

What time you come here?

What timetime do you come here?

5 am, everyday.

Monday - Saturday.

OnOn Sunday sometimes 5 am, everyday.

Monday - Saturday.

Sunday sometimes

PERSPECTIVES: QUESTIONS ABOUT BUFORD HIGHWAY

DORAVILLE, GA STATISTICS

e]

G

42%

everyday. Monday - Saturday. On Sunday sometimes Families Families5 am, 8 because church.

Families 8 because church.

8 because church.

“My name is ______; need work?”

“My name is ______; need work?”

“My name is ______; need work?”

social actor 1: [undocumented] migrant workers social actor 2: [undocumented] migrant families social actor 1: [undocumented] migrant workers social actor 2: [undocumented] migrant families social actor 1: [undocumented] migrant workers social actor 2: [undocumented] migrant families

8,669 8,669 8,669

Single Dads: Single Dads: 631 Single Dads: 631631 Single Moms: 1421 Single Moms: 1421 Single Moms: 1421

AA person who rents/owns person who rents/owns How often dodo you get picked upup forfor work?

A person who rents/owns How often you get picked work?

How often do you get picked up for work?

Singles 4 times/week, sometimes SinglesOnlyOnly a aresidential property and 4 times/week, sometimes residential property and Singles 4Only times/week, sometimes 6. 6. 6. a residential property and is iscurrently living ininsaid currently living said is currently living in said What of of work dodo you do?

What kind work you do?

What kindkind of work do you do? property property Anything!

Landscaping, construction, cleaning. property Dayworkers Anything!

Landscaping, construction, cleaning.

Dayworkers Anything!

Landscaping, construction, cleaning.

WAY FOR A BRIGHTER FUTURE

the basis of all social experience and the “true

2,052 2,052 2,052

G GG

wiw %of ofpopulation population %% of population with

Children population Children population of2012 2012 Children population as as ofasof 2012 (0-18 years) (0-18 years) (0-18 years)

PERSPECTIVES: QUESTIONS ABOUT BUFORD HIGHWAY PERSPECTIVES: QUESTIONS ABOUT BUFORD HIGHWAY

Demolished strip mall Demolished strip mall Demolished strip mall

DORAVILLE, GA STATISTICS

rawford, “Blurring the Boundaries: Public Space and Private Life”

10,603 10,603 10,603

GG

G GG

WHO MAKES UP BUFORD HIGHWAY? WHO MAKES UP BUFORD HIGHWAY? WHO MAKES UP BUFORD HIGHWAY? PERSPECTIVES: QUESTIONS ABOUT BUFORD HIGHWAY

ri Lefebvre: Trivial everyday serves as the basis of all social experience and the “true Vacant shop [former Payless Shoe Store] Vacant shop [former Payless Shoe Store] m of political contestation.”

Vacant shop [former Payless Shoe Store]

ewalks, front yards, parks, and parking lots are s by the poor, the recently immigrated, the homeces exist physically somewhere in the junctures be. . They contain multiple and constantly shifting these spaces can be shaped and redefined by the

Single Parents Single Parents Single Parents

City Area: 3.6 sq.

City Area: 3.6 sq. mi City Area: 3.6 sq. mimi

- Margaret Crawford, “Blurring the Boundaries: Public Space and Private Life”

RE’S CRITIQUE OF EVERYDAY LIFE

Population Population asof of2012 2012 Population asas of 2012

GG

G GG

G GG

G GG

TALIZING BUFORD HIGHWAY FOR A BRIGHTER FUTURE

product

G GG

G GG G GG

ial and commonplace, vacant lots, sidewalks, front yards, parks, and parking lots are g claimed for new uses and meanings by the poor, the recently immigrated, the homeand even the middle class. These spaces exist physically somewhere in the junctures been private, commercial, and domestic. . . They contain multiple and constantly shifting nings rather than clarity of function. . . these spaces can be shaped and redefined by the sitory activities they accomodate.”

ORD: EVERYDAY URBANISM

G GG

42% 42% 42%

....and why?

“Authentic food from different p “Yummy!”

“Buford farmers market rules!”

“Family-oriented” “Drive to Doraville is worth the s of good eats” “Food is authentic and cheap. It traveling without a plane and on budget”

995/9155

BUILDING USE BUILDING USE ONSITE SITE BUILDING USE ONON SITE

social housing ex.: unite d’habitation by le corbusier

PERSPECTIVES: QUESTIONS ABOUT BUFORD HIGHWAY

RESIDENTS A person who rents/owns a residential property and is currently living in said property

social actor 1: [undocumented] migrant workers

“My name is ______; need work?”

Interviewed: Pedro and Andre, Dayworkers.

Families

What time do you come here?

5 am, everyday. Monday - Saturday. On Sunday sometimes 8 because church.

Singles

How often do you get picked up for work?

Only 4 times/week, sometimes 6.

Dayworkers

social actor 2: [undocumented] migrant families

Why open a business here in Burford Highway?

We grew up around Buford then moved. We saw that there are a lot of [visitors] here who look for specialty foods.

Mom & Pop

What kind of work do you do?

Anything! Landscaping, construction, cleaning.

Corporations

social actor 3: [documented] citizens

How do you get [to the BP gas station where workers wait]?

I walk, 4 miles.

“We want to create a modern, up-styled bakery/hangout space”

Interviewed: Jane Ewe and Michele Nguyen

VISITORS

Describe your hiring process.

We hire part time students/younger people to work as baristas in the front. In the back we have full time pastry chefs and kitchen workers. Our employess are typically Asian/Hispanic.

When is your business busiest/slowest?

Sundays are always the busiest, and the slowest is usually a weekday

“We come for groceries and food”

What do you think of the Buford Highway area in general?

BUILDING USAGE OF BUFORD It’s great for business, but I wouldn’t live here. It’s probably really unsafe especially at night.

HIGHWAY

A person who lives outN side of the Buford Highway area and visits the area for leisure/work purposes

BUILDING USE ON SITE

If you hang out/live by Buford Highway, where do you go?

Customers

Workers

Java, Quickly, Sweet Hut, Paris Baguette, White Windmill, Happy Karaoke, Tacos Tacos Tacos, Farmers Market, Honey Bits, “that Vietnamese place in front of Plaza Fiesta,” Pho 24, Hae Woon Dae, Dai Loi#2, SoKongDong Tofu House, HMart, Dresden Park, Pho Bac

....and why?

“Authentic food from different places” “Yummy!”

“Buford farmers market rules!”

“Family-oriented” “Drive to Doraville is worth the selection of good eats” “Food is authentic and cheap. It’s like traveling without a plane and on a budget”

Interviewed: Facebook friends.

29

SOCIAL GEOGRAPHY PLACES OF INTERACT

2.2.2 S I T E

PLAN + CONTEXT

O

N

G

M

I

R

E

E

X

T.

W

A

Y

B

U

F

O

R

D

H

I

G

H

W

A

Y

L

N

.

D

E K A L

B D R .

5597 BUFORD HIGHWAY, DORAVILLE, GA N

2.2. 1 S I T E

30

PLAN

d food”

poses

Woon Dae, Dai Loi#2, SoKongDong Tofu House, HMart, Dresden Park, Pho Bac

RESIDENTIAL NEIGHBORHOOD

of good eats” “Food is authentic and cheap. It’s like traveling without a plane and on a budget”

FORMER K-MART SITE

RAMP DOWN TO SITE

SUNSET

BUFORD HIGHWAY

SUNRISE

RETAIL

NOON

N

WINTER WIND (NW to SE) PREVAILING WIND (SE to NW)

45

35 65

SUNSET

SUNRISE

SOCIAL GEOGRAPHY PLACES OF INTERACTION

25

NOON

N

SIDEWALKS

WINTER WIND (NW to SE) PREVAILING WIND (SE to NW)

VEHICULAR TRAFFIC

N

25

SPEED LIMIT

31

32

2.2.3 C O N T E X T U A L

A N A LY S I S

DIAGRAM: STEET-LEVEL PROGRAM RETAIL

INDUSTRIAL

RESIDENTIAL

MARTA

GOVERNMENT

GREEN SPACE

Retail is found largely along the main Buford Highway Corridor.

Industrial sites consist of small manufacturing shops, spread out from one another to allow for freight spaces. Residential communities are tucked behind the retail corridor, and consist of single family homes and 2-3 story apartment buildings. The only green space highlighted belongs to a church and is not used.

Government buildings consist of a police station, a library, and a post office.

33

34

2.2.3 C O N T E X T U A L

A N A LY S I S

DIAGRAM: SOCIAL GEOGRAPHY

MEETING POINTS

GREEN SPACE

The meeting points highlighted on the site are dense places where people often congregate. The larger strips usually indicate strip malls with food-related business that invites visitors from outside of the neighborhood. The smaller patches usually indicate local businesses that cater more towards the needs of the neighborhood, such as smaller food markets, taquerias, laundromats, etc.

35

36

2.2.3 C O N T E X T U A L

A N A LY S I S

D I A G R A M : VA C A N T S T R I P M A L L S

NEW (2008-2014)

VACANT

The new strip malls are new buildings that have been erected either on a previously vacant site or a previously demolished older strip mall. Currently, along the three-mile stretch, there are fifteen vacant strip malls, from 20000 square feet to 98000 square feet. When these strip malls become strip malls once again, it does not positively contribute to the community. It repeats the problems of the site again. There is potential for these vacant spaces to be reactivated to become something that serves the community.

37

social actor 1: [undocumented] migrant workers

social ac

ctor 2: [undocumented] migrant families

ch.3

design process

social actor 3: [documented] citizens

3.1 p r o g r a m :

40

s pa c e + s pa t i a l i t y

S I T E P H OTO S

R L OO

BRIDGING ACROSS SITE

ME F BECO NES F PLA

M O D I F I C AT I O N : S U B T R A C T I O N

ROO

A S - B U I LT C O N D I T I O N

3.2 A D A P T I V E

RE-USE : STRATEGIES

Adaptive Re-Use is a process that changes a disused or innefective item into a new item that can be used for a different purpose.

Older buildings serve as evidence of time, events, and people. They hold stories from passing generations to current generations. As these buildings grow older, they tend to be left vacant in exchange for newer buildings. In this site, using adaptive re-use as a strategy is cost-effective as well as sustainable. The importance of cost-effective buildings particularly on this site appeals to the funding portion of the project.

Concept: Creating a site that promotes interaction and community progress

Objective: - Retaining the structure of the building - Dividing the block into a site that is more walkable - Creating public space that is easy to access by the public - Creating communal spaces that the community can claim as “theirs�

- Establishing new standards for sustainable, affordable housing

41

CULTURAL CENTER 10000 SF

3.3 B U I L D I N G

FAMILY APARTMENTS (6) 1000 SF (TWO BEDROOM) (6) 1250 SF (THREE BEDROOM) TOTAL: 13500 SF

COMMUNIT HEALTH CENTER PHARMACY “MINUTE CLINIC” 20000 SF

OBSERVATORY 2700 SF

STUDIO APARTMENTS (4 UNITS) 560 SF EACH UNIT 2700 SF EACH FLOOR 10800 SF TOTAL

CO VE RE D

OU TD OO

AD MI

N

R

AD OF MI FIC N E

SP

AC

E

AD OF MI FIC N E

AD UL CL T LE AS AR SR NI OM

NG AD UL CL T LE AS AR SR NI OM

ST

AC KS

NG

FL

EX W IBLE ORK M EE SP TI AC NG E /

ST

AC

KS

ST

AC

KS

AD UL CL T LE AS AR SR NI OM

NG

CO M

PU

AD UL CL T LE AS AR SR NI OM

TI

NG

ST

NG M.

RE ST

AT

IO NS

ST

AC

KS

RO

OM F.

RE ST

RO

OM

KI TC

CI

RC

AD MI

HEN

ULA

N.

TI

ON

AD MI

N. AD MI

N. AD MI

N.

M

AD MI

N.

ED IA

EA CE NTE R

TI

NG

LO UN

AR EA

GE PL

AY

RO

OM

RENTABLE OFFICE FLOORS 2620 SF EA. FLOOR 10480 SF TOTAL

PO

D PO

D PO

PL

AY

ON

RO

D

-C

OM

OPE N +

PL

AY

PO

OM

F.

RE

ST

SU

PP

F.

LY

RES

TRO OM

RO

OM

M.

M.

RE ST

NAP

N. AD MI

RO

OM

EX

AD MI

RO

ARC

ARC

BO

F.

RA

IV

EX AM

E

RES

TRO OM

RY

M.

RES

RO

TRO OM

EX AM

OM ST

EX AM

AF

F

LO

GE

IN

HIV

E

CH

E

AD MI EC N K-I N

RO

OM F.

RO

OM

RES TRO OM

M.

RO

OM

UN

“M

HIV

E

LA

TO

E

FIC

AR CH

UTE

FIC

OF

OM

NAP

OF E

NU ST RS AT IN IO G N

RO

OM

NAP

N.

E

FIC

OF FIC

RO

OM

AM

OO

E

EX AM .

N.

FL

OF FIC OF

OM

ME CH

N.

AD MI

RES TRO OM

RO

LA UN DR Y AD MI

IN

R

NU ST RS AT IN IO G N

RO

D

AR EA

LO

BB Y

L CL

IC

PO D

PL

AY

CH IL RE DRE AD N IN ’S G LIBR RO OM ARY

AL

PO D

RES TRO OM

CL

IN

IC

”

GREEN SPACE SPORTS FIELD SECOND LEVEL COMMUNITY AREA 98000 SF

PH

AR M AC

Y

TOWER LOBBY 2620 SF

B

U

TOWER PLANS

F

TOTAL: 26,680 SF

O R

D

TO

W

ER

LO

BB Y

0

H I

6’

12’

24’

36’

G H W A

Y

KITCHEN TOWER PLANS

42

MECH.

5597 BUFORD HIGHWAY

0

25’

50’

100’

PANTRY + W/D

CL.

LIVING + DINING

150’

SECTION THROUGH DAYCARE

BEDROOM

BEDROOM BEDROOM

PLANS AND SECTIONS

’

TOWER LOBBY 2620 SF

TOWER PLANS TOTAL: 26,680 SF

0

6’

12’

24’

36’

PANTRY + W/D

KITCHEN TOWER PLANS 5597 BUFORD HIGHWAY

50’

CTION

100’

150’

MECH.

Two and three bedroom units are intended to be inhabited by low income migrant families. The two bedroom unit is intended for no more than 4 people, and the three bedroom unit is intended for no more than five.

BEDROOM

CL.

LIVING + DINING

SECTION THROUGH MEDIA CENTER

BEDROOM BEDROOM

BATH

LIVING + DINING CL.

BEDROOM

W/D

MECH.

CL.

PANTRY

BEDROOM

KITCHEN

BATH

BATH

CL.

THREE BEDROOM UNIT APPROX. 1250 SF

TWO BEDROOM UNIT APPROX. 1000 SF

0

6’

12’

24’

36’

SECTION THROUGH DAYCARE

SUMMER SOLSTICE

WINTER SOLSTICE

43

LONGITUDINAL SECTION

FRONT ELEVATION

44

45

3.4 B U I L D I N G

SYSTEMS

SKIN: POLYMER PANELS

Using a bright orange color to pay homage to the bright colors of the Hispanic villages of South America

CMU SKIN

Some of the existing CMU facade walls are kept for the community to cutomize with colors

STEEL BEAM STRUCTURE

The existing steel beam structure is kept to maintaining structural purposes, but also in open areas to add a sense of scale

STEEL COLUMNS

The existing W-flange steel beam columns are used for structural purposes as well as a guide to divide areas for program

GLAZED SKIN with ALUM. MULLIONS

Parts of the facade is glazed with aluminum mullions to allow transparency, to maximize interactions between indoor and outdoor

View of Courtyard Subtraction

46

DAYLIGHTING

Customized daylighting voids are placed over working area in the media center to allow even natural lighting.

CAST-IN-PLACE CONCRETE CEILING

Panels of cast-in-place concrete serves double duty as the ceiling/roof of the first level of the media center and the floor of the second level of the media center

View of Courtyard Subtraction

47

Covered deck/�engawa� space with movable glazed screens crate indoor-outdoor space for the eating area.

The gesture of subtraction of the original building is used here to create an interactive play area for the children daycare. Here the building opens up to the reactivated creek and the plant life surrounding it.

Overhead Rolling Doors are movable to create indoor-outdoor space for the playrooms

View of Daycare Playground

48

Operable clerestory windows in apartments allow for wind to travel into the units for better air circulation

A swimming pool gathers the community around a healthy, fun activity. The swimming pool on the “roof� also reduces solar heat gain and cools the air around the walking area to the apartment units.

View of Residential Community Space

49

ch.4

design synthesis

4.1 R e n d e r i n g s

52

53

54

55

4.2 F I N A L

R E V I E W B OA R D S + M O D E L S

a social product REVITALIZING BUFORD HIGHWAY FOR A BRIGHTER FUTURE

MARGARET CRAWFORD: EVERYDAY URBANISM based on HENRI LEFEVRE’S CRITIQUE OF EVERYDAY LIFE

DORAVILLE, GA STATISTICS

“Trivial and commonplace, vacant lots, sidewalks, front yards, parks, and parking lots are being claimed for new uses and meanings by the poor, the recently immigrated, the homeless, and even the middle class. These spaces exist physically somewhere in the junctures between private, commercial, and domestic. . . They contain multiple and constantly shifting meanings rather than clarity of function. . . these spaces can be shaped and redefined by the transitory activities they accomodate.”

- Margaret Crawford, “Blurring the Boundaries: Public Space and Private Life”

Henri Lefebvre: Trivial everyday serves as the basis of all social experience and the “true realm of political contestation.”

58%

G

42%

G

G

G G

G G

G G Population as of 2012

Single Parents

10,603

2,052

City Area: 3.6 sq. mi

Children population as of 2012 (0-18 years) Single Dads: 631 Single Moms: 1421

8,669

15% are living under poverty

G G

G G

G

G G

G G

G

G G

G G

G G

% of population with legal residency status

44.9%

or

Documented median income (2012)

4,760 people

Number of households who receive Food Stamps

$35,410

995/9155

WHO MAKES UP BUFORD HIGHWAY? PERSPECTIVES: QUESTIONS ABOUT BUFORD HIGHWAY

Demolished strip mall

Vacant shop [former Payless Shoe Store]

RESIDENTS A person who rents/owns a residential property and is currently living in said property “My name is ______; need work?”

Interviewed: Pedro and Andre, Dayworkers.

+

Families

What time do you come here?

5 am, everyday. Monday - Saturday. On Sunday sometimes 8 because church.

Singles

How often do you get picked up for work?

Only 4 times/week, sometimes 6.

Dayworkers

A person who owns a business and is liable for the business/s successes and failures

How do you get [to the BP gas station where workers wait]?

I walk, 4 miles.

Why open a business here in Burford Highway?

We grew up around Buford then moved. We saw that there are a lot of [visitors] here who look for specialty foods.

B SINESS OWNERS

What kind of work do you do?

Anything! Landscaping, construction, cleaning.

Mom & Pop

Corporations

When is your business busiest/slowest?

Sundays are always the busiest, and the slowest is usually a weekday

“We want to create a modern, up-styled bakery/hangout space”

VISITORS

Describe your hiring process.

We hire part time students/younger people to work as baristas in the front. In the back we have full time pastry chefs and kitchen workers. Our employess are typically Asian/Hispanic.

“We come for groceries and food”

A person who lives outside of the Buford Highway area and visits the area for leisure/work purposes

If you hang out/live by Buford Highway, where do you go?

Customers

Workers

Java, Quickly, Sweet Hut, Paris Baguette, White Windmill, Happy Karaoke, Tacos Tacos Tacos, Farmers Market, Honey Bits, “that Vietnamese place in front of Plaza Fiesta,” Pho 24, Hae Woon Dae, Dai Loi#2, SoKongDong Tofu House, HMart, Dresden Park, Pho Bac

What do you think of the Buford Highway area in general?

It’s great for business, but I wouldn’t live here. It’s probably really unsafe especially at night.

Interviewed: Jane Ewe and Michele Nguyen

....and why?

“Authentic food from different places” “Yummy!”

“Buford farmers market rules!”

“Family-oriented” “Drive to Doraville is worth the selection of good eats” “Food is authentic and cheap. It’s like traveling without a plane and on a budget”

Interviewed: Facebook friends.

+

social actor 1: [undocumented] migrant workers

social actor 2: [undocumented] migrant families

site: buford highway, doraville, ga

social housing ex.: unite d’habitation by le corbusier

SUNSET

SUNRISE

NOON

N

WINTER WIND (NW to SE) PREVAILING WIND (SE to NW)

45

N 35 65

social actor 1: [undocumented] migrant workers

social actor 2: [undocumented] migrant families

social actor 3: [documented] citizens

SOCIAL GEOGRAPHY PLACES OF INTERACTION

BUILDING USAGE OF BUFORD HIGHWAY

25

N

SIDEWALKS

BUILDING USE ON SITE

VEHICULAR TRAFFIC

25

56

SPEED LIMIT

CULTURAL CENTER 10000 SF

FAMILY APARTMENTS (6) 1000 SF (TWO BEDROOM) (6) 1250 SF (THREE BEDROOM) TOTAL: 13500 SF

COMMUNIT HEALTH CENTER PHARMACY “MINUTE CLINIC” 20000 SF

OBSERVATORY 2700 SF

STUDIO APARTMENTS (4 UNITS) 560 SF EACH UNIT 2700 SF EACH FLOOR 10800 SF TOTAL

COVE RED OUTD OOR

ADMIN

SPAC

ADMIN OFFICE

E

ADMIN OFFICE

ADULT CLASSRLEARNI OM NG ADULT CLASSRLEARNI

STAC KS

OM NG

FLEXI WORBLE MEET K SPAC E

ING/ STAC KS STAC KS

ADULT CLASSRLEARNI OM NG

COM PUTIN

ADULT

G

CLASSRLEARNI

STATI

OM NG

ONS M.

STAC KS

RESTRO OM F.

RESTRO OM

KITCH

CIRCU

ADMIN.

EN

LATIO ADMIN.

N ADMIN. ADMIN. ADMIN.

MEDI A

EATIN CENT

G ER

AREA

LOUN GE PLAYR OOM

RENTABLE OFFICE FLOORS 2620 SF EA. FLOOR 10480 SF TOTAL

POD POD

PLAYR

POD

ON-C

OOM

ALL

POD

OPEN +

PLAYR POD

SUPPL F.

F.

RESTROOM

Y

RESTRO OM

M.

M.

OOM

FLOO

OFFICE

EXAM

ARCHIVE

NURS STATI ING ON

ROOM

NAPR

OFFICE ARCHIVE

ROOM

NAPR ADMIN.

OFFICE

EXAM MECH.

ADMIN.

ADMIN. ADMIN.

OFFICE OFFICE

OM

RY

Y

RESTROOM

RESTRO

LAUND

LOBB

R

NURS STATI ING ON

OOM

AREA

RY

JANUARY | WINTER SUNPATH

CLINI C

POD

PLAY

CHILD READ REN’S ING LIBRA ROOM

OOM

ADMIN CHECK -IN

ARCH LABO F.

RATO

IVE

EXAM

RESTROOM

ROOM

RY

NAPR

M.

RESTROOM

EXAM

OOM

F.

ROOM

RESTROOM

EXAM

STAFF

M.

ROOM

LOUN “MINU

RESTROOM

GE TE

CLINI C”

GREEN SPACE SPORTS FIELD SECOND LEVEL COMMUNITY AREA 98000 SF

PHAR MACY

TOWER LOBBY 2620 SF

B

U

TOWER PLANS

F

TOTAL: 26,680 SF

O R

JUNE | SUMMER SUNPATH

D

TOW ER

LOBB Y

0

H I

G

6’

12’

24’

36’

H W A

Y PANTRY + W/D

KITCHEN TOWER PLANS

MECH.

5597 BUFORD HIGHWAY

0

25’

50’

100’

CL.

LIVING + DINING

150’

SECTION THROUGH DAYCARE

BEDROOM

BEDROOM BEDROOM

BATH

LIVING + DINING

SECTION THROUGH MAIN WALKWAY

CL.

BEDROOM

W/D

MECH.

CL.

PANTRY

BEDROOM

KITCHEN

BATH

LONGITUDINAL SECTION

BATH

CL.

THREE BEDROOM UNIT APPROX. 1250 SF

TWO BEDROOM UNIT APPROX. 1000 SF

0

6’

12’

24’

36’

57

BIBLIOGRAPHY

FA C T S + F I G U R E S S O U R C E S

Crawford, M. (1999). Everyday Urbanism. New York, NY: The Monaceli Press, Inc. Demos, T. (2013). The Migrant Image: The Art and Politics of Documentary during Global Crisis. Durham: Duke University Press.

City of Doraville - City Zoning Map - Existing Sidewalk Inventory and Pedestrian Crashes - Sample Apartment Complexes in the three Market Segments

Elliott, A. (2013, January 1). Invisible Child:. Retrieved May 1, 2014, from http://www.nytimes.com/projects/2013/invisible-child/

PolicyMaps.com - Doraville demographics and statistics

Hall, E. (1966). The Hidden Dimension. Garden City, N.Y.: Doubleday.

US Census Bureau - Doraville demographics and statistics - Map of Atlanta Day Laborer Sites

Mitchell, K. (2004). Geographies of identity: Multiculturalism unplugged. Progress in Human Geography, 28(5), 641-651.

Montilla, A. (n.d.). Urban Geography of Multiculturalism. New Constellation New Ecologies, (101.6 Populations/Networks/Datascapes: From Cloud Culture to Informal Communities).

Walcott, S. (2002) “Overlapping Ethnicities and Negotiated Space: Atlanta’s Buford Highway”. Journal of Cultural Geography 20:51-75

P H OTO C R E D I T Andrea Elliott, The New York Times The Atlanta History Center The Atlanta Journal Constitution The Buford Highway Project, bufordhighway.com Mary Odem, 2000 WBSB News

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