Beyond Multiculturalism

Page 1

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



Beyond Multiculturalism 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 Beyond Multiculturalism Thesis Summary:

Student Signature ________________________________Date___________

Approved by: Internal Advisor 1 ________________________________Date___________ Professor Elizabeth Martin-Malikian Internal Advisor 2 ________________________________Date___________ Professor Michael Carroll Internal Advisor 2 ________________________________Date___________ Dr. Garett Smith

Thesis Coordinator ________________________________Date___________ Professor Elizabeth Martin-Malikian



This thesis study is dedicated to those who were brave enough to leave their comfort zones in search of the possibility of a better future. In the words of Ginny Weasley from the Harry Potter series, “Anything’s possible if you’ve got enough nerve.”


Section I: Theorem Chapter 1.0 Design Theorem 1.1. Design Hypothesis 1.2. Relevance of the Design Hypothesis in Literature: Case Studies 1 2 3 4

1 2 3 4 5 6

1.3. Proposed Project Nature, Context and Rationale 1.4. Underlying Principles of the Design Hypothesis to the Proposed Project [or Type]

7 8

1.5. Relevance of the Precedent Analysis to the Proposed Project 1 2 3

9 10 11 12

Chapter 2.0 Design Analysis

C O N T E N T S Section II: Practicum Chapter 3.0 Design Process

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. Topological Survey(s) and Applicable Zoning 2.1.4. Geographical, Natural and Historical Patterns 2.1.5. Physical and Socio-spatial Patterns 2.1.6. Pedestrian and Vehicular Patterns and Connections 2.1.7: Site Potentials and Constraints to the Proposed Project

13 14 15 16 17 18 19 20

2.2. Site Analysis 2.2.1. Site Plan: Physical Character Studies 2.2.2. Contextual Analysis 2.2.3. Figure-Ground Relationship and Usage Patterns 2.2.4. Boundaries, Connections, Relations and Emerging Patterns

21 22 23 24

2.3: Program and Spatial Explorations 2.3.1. Spatial Program Organization and Specific Space Sizes 2.3.2. Spatial Adjacencies, Connections, Constraints and Juxtapositions 2.3.4. Spatial Patterns relative to Site and its Context 2.3.5. Spatial Explorations and Three dimensional Consequences

25 26 27 28 29

3.1. Site: Context and Contextuality 3.2. Program: Space and Spatiality 3.3. Sustainable Strategies: Materials and Materiality 3.4. Environmental Systems: Technique and Tectonics 3.5. Systems Integration: Skin & Bones and Service Core 3.6. Comprehensive Design Integration Chapter 4.0 Design Synthesis 4.1. Preliminary Documentation 4.2 Final Documentation

30 31 32 33 34 35 36 37 38

Chapter 5.0 Critical Response to Design Theorem 5.1 Reflections by Student/Author 5.2 Summary

39 40

Bibliography

41

Appendices

42


TABLES

FIGURES



chapter 1

design theorem


1.1 design hypothesis

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 mixed-use 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. The secondary and tertiary program can potentially include retail shops, a child-care service, and leisure public spaces for the community to congregate.

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.

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.

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.

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.

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? 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.


chapter one: design theorem

I

n 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, lies Buford Highway.


1.2 relevance of design hypothesis in literature: case studies

1.2 Literary Case Study 01.: Urban Geographies of Multiculturalism by Armando Montilla, Clemson University

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.” 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. 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 perceived 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.


chapter one: design theorem

1.2 Literary Case Study 02.: Geographies of identity: multiculturalism unplugged by Katharyne Mitchell, University of Washington

“...multiculturalism 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).” Katharyne 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, 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.


1.2 relevance of design hypothesis in literature: case studies

1.2 Literary Case Study 03.: “Invisible Child”

by Andrea Elliot, New York Times, 2013

“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” Andrea 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.


chapter one: design theorem

1.2 Literary Case Study 04.: The Migrant Image by TJ Demos

TJ Demos uses Agamben’s theory of “bare life” — those “stripped of political identity and exposed to the state’s unmediated application of power” — as a thematic point in The Migrant Image, which studies the artistic representations of migration and refuge. Demos’s artists of interest are not necessarily well-known and neither are the sites glamorous; rather he chooses the nomad, the exile, the displaced, the occupied areas., where the concept of “bare life” (meaning to exist only biologically without a political tie) is critically explored and engages the audience in developing his/her own position of “bare life” and the concept of migration during global crisis itself. Demos identifies a that today’s migrants are seen by neo-liberals as “the useful and adaptable worker” and by humanitarians as subjects of “paternalistic interventionism.” This is not necessarily the case, as Demos argues. Demos introduces, through critical analysis of photographs, films, documentaries, and other mediums of art, the possibilities of social justice, historical and environmental consciousness, and equality amongst the human race. His three points of departure subsequently becomes the three parts of the book, questioning the process of inventing a new artistic strategy of portraying mobility and mobilizing the portrayals, the possibility of representing life that has been cut off political representation, such as when photographing people whose rights of citizenship have been denied and therefore is losing national identity, and lastly, the connection that the creative configuration of art with politics, which makes up “an oppositional force directed against the disenfranchising division of human life from political identity, which defines the status of refuge” (Demos).


1.2 relevance of design hypothesis in literature: case studies

1.2 Literary Case Study 05.: The Hidden Dimension by Edward T. Hall

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.


chapter one: design theorem


1.3 proposed project nature, context, and rationale

Taking a cue from TJ Demos’s second point of departure in The Migrant Image, “How is it possible to represent artistically life severed from representation politically, as when it comes to photographing the stateless who are denied the rights of citizenship and the legal protections of national identity?” (Demos XV), the nature, context, and rationale of this project sets out to portray the lost identity of migrants in the area of Buford Highway. In context, the area of Buford Highway is known for its multicultural retail and residents. Outsiders view it as Atlanta’s international corridor, while local government takes pride in said status. To the residents, however, Buford Highway is their settlement, where they can identify with those who also migrated into this country, perhaps even from the same motherland. Buford Highway is ethnospace, a term coined by Armando Montilla to describe space where migrants tend to “flock” to, to create a community that resembles home. Nevertheless, the portrayals of the residents of Buford Highway does not only lie in the mirage of colorful ethnic foods or shops. It also lies in the picture of a young mother pushing a stroller while crossing a six-lane highway. It lies in the picture of men and youths trolling the streets early in the morning in hopes of employment for the day. It lies in the picture of a family of six that is crowded into a two-bedroom apartment. Buford Highway belongs to the shopowners who have settled into the area, yet live outside of Buford Highway after his/her shop has generated enough income. Buford Highway belongs to the local government, who frequently patrols the area to catch illegal immigrants at random. Buford Highway belongs to developers who continues to buy land or vacant buildings only to introduce big box stores into the area. There is no safe, active, and exciting public space in the Buford Highway area for young migrant families. There is little to no job training available for youths, and very few inexpensive day cares or after school program for children in the area. Cheaply built apartments are slowly deterioraring and are costly in terms of utility bills. There is no housing program that promotes healthy and sustainable living that is affordable to the residents. For those reasons, I propose a mix-use program that consists of affordable, smart housing for migrant families surrounded by public spaces for recreation, offices for administrative assistance to the community, and retail shops that are well designed that it helps foster the idea of a sustainable economy and evoke a stronger sense of community.


chapter one: design theorem


1.5 relevance of the precedent analysis to the proposed project : case studies

1.5 Precedent Case Studies

Precedent Case Study 01.: Romerstadt Siedlung Architect: Ernst May Location: Frankfurt, Germany Built: 1927-1929

Introduction of the Frankfurt kitchen by Grete Shutte-Lihotsky (first female architect in Germany) May used this kitchen model in all of the housing projects Asks how can the siedlung be integrated within the community fabric.


chapter one: design theorem

Insert Drawings Here


1.5 relevance of the precedent analysis to the proposed project : case studies

1.5 Precedent Case Studies

Precedent Case Study 02.: Weissenhof Siedlung Architect: Mies Van Der Rohe, J.J.P. Oud, Le Corbusier, Hans Scharoun Location: Stuttgart, Germany Built: 1927

Importance of the concept of dwelling - what is it to dwell? Incl. the works of 30 Czech architects 21 structures by 17 architects incl Oud, Van Der Rohe, Corbusier, Scharoun, etc. Social hierarchy: small/lower class to middle class Not all are cubic and white, there is a variety


chapter one: design theorem

Insert Drawings Here


1.5 relevance of the precedent analysis to the proposed project : case studies

1.5 Precedent Case Studies

Precedent Case Study 03.: Gallaratese Housing Architect: Aldo Rossi Location: Milan, Italy Built: 1967-1974

ABCDE


chapter one: design theorem


1.5 relevance of the precedent analysis to the proposed project : case studies

1.5 Precedent Case Studies

Precedent Case Study 04.: IBA Social Housing Architect: Peter Eisenman Location: Berlin, Germany Built: 1981-1985

“The first and second stories of the building’s side-street elevation are given over to a museum memorializing the Berlin Wall, with exhibitions focusing on various forms of resistance to tyranny. The displays extend through a warren of undifferentiated galleries reaching from Eisenman’s main building into the sliver beside it and then into the adjoining 19th-century building.”

--Oppenheimer Dean, A. (1988). Bright Face in a Grim Neighborhood: IBA Social Housing.


chapter one: design theorem


1.5 relevance of the precedent analysis to the proposed project : case studies

1.5 Precedent Case Studies

Precedent Case Study 05.: Quinta Monroy Housing Architect: ELEMENTAL Location: Iquique, Chile Built: 2004

Social housing should be seen as an investment and not as an expense. So we had to make that the initial subsidy can add value over time. All of us, when buying a house expect it to increase its value. But social housing, in an unacceptable proportion, is more similar to buy a car than to buy a house; every day, its value decreases. The architects identified a set of design conditions through which a housing unit can increase its value over time; this without having to increase the amount of money of the current subsidy. Instead a designing a small house (in 30 sqm everything is small), we provided a middle-income house, out of which we were giving just a small part now. This meant a change in the standard: kitchens, bathrooms, stairs, partition walls and all the difficult parts of the house had to be designed for final scenario of a 72 sqm house. In the end, when the given money is enough for just half of the house, the key question is, which half do we do. We choose to make the half that a family individually will never be able to achieve on its own, no matter how much money, energy or time they spend. That is how we expect to contribute using architectural tools, to non-architectural questions, in this case, how to overcome poverty.


chapter one: design theorem



chapter 2

design analysis


2.1 site context

2.1.1. Site Selection + Significance to Proposed Project 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.



ZOOMING OUT: SITE

2.1 site context

2 3

4

5

6

3. Looking for day work

4. Poor Living Condition

5. End of sidewalk

6. Crossing the highway

2. Unsafe crosswalks

1

1.Marta Train Station


chapter two: design analysis

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

7

7. Marketplace

8

8. Large Parking Lots

9. Typical New Restaurants

conditions. Visitors from the Metro-Atlanta area and other neighboring countiesVisitors praise from Buford for its diversity terms of restaurants theHighway Metro-Atlanta area and in other neighboring counties andpraise marketplace. Buford Highway is most alive during weekends, Buford Highway for its diversity in terms of restaurants between the hours ofBuford noon Highway to 6 pm.,istimes from and marketplace. mostwhen alive visitors during weekends, outside of the can to be6found at thewhen local visitors restaurants. between thecommunity hours of noon pm., times from

9

outside of the community can be found at the local restaurants. Nevertheless, Buford Highway lacks a sense of of place that can Nevertheless, Buford Highway lacks a sense place that can retain its inhabitants and visitors. Visitors leave after their hunger retain its inhabitants and visitors. Visitors leave after their hunger hashas been fulďŹ lled, because they see nono reason toto stay. been fulfilled, because they see reason stay. MARTA RAIL SIDEWALK CROSSWALK

10. Typical Shopping Center

10

SINGLE-FAMILY HOMES LOW-INCOME APARTMENTS RETAIL/COMMERCIAL

12. Abandoned Strip Mall

11

BUFORD HIGHWAY, DORAVILLE, GA SITE CONDITION


2.1 siteDOCUMENTATION context 2.1.2: OF EXISTING SITE CONDITIONS IN: SITE

N STATION MARTA TRAIN STATIONS

1.

Chamblee Marta Station | photo by author

Chamblee Marta Station | photo by author

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.

Doraville Marta Station | photo by AJC

DISTANCE: 1.9 MILES TRAIN RIDE: 6 MINUTES (AVERAGE) WALKING: 38 MINUTES

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.

DORAVILLE STATION

MI LE

S

DISTANCE: .3 MILES CAR RIDE: 1 MINUTES (AVERAGE) WALKING: 8 MINUTES

1.3

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.

CHAMBLEE STATION

DISTANCE: 1.3 MILES CAR RIDE: 3 MINUTES (AVERAGE) WALKING: 27MINUTES


2.1.2: DOCUMENTATION OF EXISTING SITE CONDITIONS

2. UNSAFE CROSSWALKS

Buford Highway Street Condition | photo by AJC

Buford Highway Street Condition | photo by AJC

Buford Highway Street Condition | photo by author

Sidewalk Type 1.: Linear, straight-forward

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 crosswalk, in a linear path connecting one side of the highway to the next. The second crosswalk connects one side to a median, then offsets to connect the median to the opposite side. 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 WBSB

Sidewalk Type 2.: Connects one side to median, then offsets to connect to other side

Figure 1: Existing sidewalk inventory and pedestrian crashes Source: City of Doraville Livable Centers Initiative


2.1 site context

3. DAY WORKERS

photo by Mary Odem 2000

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.

photo by Mary Odem 2000

photo by Mary Odem 2000

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.

Figure 2.: Map of Atlanta Day Labor Sites | Created in 2007 by Michael Page

photo by Mary Odem 2000


2.1.2: DOCUMENTATION OF EXISTING SITE CONDITIONS

4. POOR LIVING CONDITION 4. POOR LIVING CONDITION

photo by WBSB News

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.

Figure 3.: Comparison of three apartment complexes | Created in 2007 by Michael Page


2.1 site context

5. END OF SIDEWALK

5. END OF SIDEWALK

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.

Figure 1: Existing sidewalk inventory and pedestrian crashes Source: City of Doraville Livable Centers Initiative


2.1.2: DOCUMENTATION OF EXISTING SITE CONDITIONS

6. CROSSING THE HIGHWAY

To the average person, crossing a street is not a serious ordeal. To the residents of Buford Highway, crossing the street is sometimes a matter of risking a serious injury. When you're an adult, you can try to outrun a car. When you're a small child, or a parent with small children, sometimes running is not an option. The average person can drive cars, but some of us can't. But does that mean that they are not entitled to the same level of safety?


2.1 site context

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. 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 Aisan 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


2.1.2: DOCUMENTATION OF EXISTING SITE CONDITIONS

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.


2.1 site context

9. TYPICAL NEW RESTAURANTS VISITORS ANSWER: WHY DO YOU HANG OUT AT BUFORD HIGHWAY?

In the last two decades, Buford Highway has seen the rise of authentic ethnic restaurants 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. Why the sudden growth of these restaurants? Due to cheap retail parcels and low rent, restauranteurs can easily open shop and place most of their initial investment in quality interior design and quality foods for these shops, attracting visitors and workers. However, the issue still stands: These restaurants are focused on attracting those who live outside of the community. Most local residents can not afford the luxury of esspressos and biscotti, and they can not attain jobs due to lack of paperwork. Therefore, these “local� restaurants are exluding its locals.


2.1.2: DOCUMENTATION OF EXISTING SITE CONDITIONS

10. SHOPPING 10. TYPICAL EXISTING RETAIL AREAS CENTER

ADD PARAGRAPH(S) HERE. 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. The multi-lingual signs and density of them have become the icon of Buford Highway.


2.1 site context

11.11. VACANT SHOPPING CENTERS ABANDONED STRIP MALLS

Vacant former retail spaces are beginning to accumulate alongside Buford Highway, varying in sizes. These spaces are potential spaces for introducing new program that can better cater to the community as well as connect Buford Highway as a whole.


d pe ha C rs

Dr k cr ee rs

44

293 1

293 3 293 5 293 7

te

29 39

8

73 29 74

292

2924 2926

29

44

2920

2922

2908 2910 2912 2914 2916 2918

45

29

55

292 5

292 7 292 9

2909 2911 2913 2915

2907

2904

2906

W in

61

44

44 44 67 44 65 63

69 44

44 44 6 4 62

2901 2903

2895

2897 2899

4017

3999

4023

4021

403 5

4019

40 41

74 29

434 0

Winterpark Dr

4201

3982

06 61

6101

0

75

40

406 7 40

82

English Oak Dr

3958

3298

3310

3317

3291

3912

3273

3253

3218

3221

3225

3221 49

46 40

3304 3303

3294

3309

64 41

41

58

324 7

3224

3241

3276

3288

3282

3294

3300

3264

3330

3336

3324

3342

3362

3270

09

3215

405 3

40

3288

3300

3306

3911

82 76 41 70 41 94

00 32

320 8

03 32

32 4063

405 7 50

32

39 60 39

70 39

341 3

3194

3188

3200

3182

321 5

320 9

85 31

91

97 31

409 3

408 7

408 1

4075

4069

409 9

31

4103

410 0

409 4

408 8

408 2

4076

4070

406 4

405 8 40 52

3208

321 4

322 0

3226

323 2

323 8

44 32

3211

3217

3223

323 1

323 7

43

32

49

4007

32

400 1

59

95

32

39

89 39

83 39

77 39

4002

92

71

4013

3845

3179

3185

3191

3199

3167

3173

3118

3124

3119

3125

3131

3143

99 91

38

85 38

38

388 8

3149

3155

Pin Oak Cir

39

4125

4051

4107

4113

4119

4124

4118

4112

4106

4035

3170

3178

3184

3190

3202

3196 320 1

3207

3161

316 9

317 5

400 8

3193

70 57

Maryland Dr

3912

96 41

88 41 41 82 88 31

31 99 31

32

Dr

18 42

06

44

42

31

00

52

42

31

58 31 64

41

31

31

70

51

31

31

76

57

31

31 63

31

31

34

69

31

31

40

75

31

31

46 31

52 31

58

93

31

31

64 31

49

70

31

31

31

67

31

31

61

31

31

76

23 41

22 31

28 31

25 31 31 31

37 31

55

05

60

61 60

54 42

rO ak

dso W in

98 59

656 4 6488 05 29

38 57

72 57

5700

4700

82

6087 38 60

71

2906

4154

6351

51 37 60 56

3747

5677

5632

25 5597

34 38 31

40 42

31

31

3374

3148

3150

3152

3154

3156

Chestnut

31

Dr

44

Rd Azt ec

31

36 31

3375

3000

3615

3679

3673

3665

3678

3672

3664

3158

31 22

31 24 31 26

31 28 31 30

31 20 79

C-1, NEIGHBORHOOD COMMERCIAL

C-2C, GENERAL BUSINESS CONDITIONAL

34

Pine St

3448

M-1, LIGHT MANUFACTURING

27

98

2792

2784

04

M-2, HEAVY MANUFACTURING

28

07

M-2C, HEAVY MANUFACTURING CONDITIONAL

24 28

Drury

e Dr

O-I, OFFICE INSTITUTIONAL

44

2830

2 282

28

2873

16

2838

2789

2775

28

2831

33

39

Ct

28

O-IC, OFFICE INSTITUTION CONDITIONAL

50

2837

O-W, OFFICE WAREHOUSE

3317

tW

Aztec

o od

Rd

O-WC, OFFICE WAREHOUSE CONDITIONAL

79

est nu

33

Ch

3329 3321

74

3335

33

27

42

Zoning Districts Legend

59

274 5

2868

22

28

27

27 2738

77

M ccla v

Wheeler Dr

3133

3129

44

3555

10

7 281

2867

7 337

28

27

3117

3123

28

3383

3309 3109

46

33

Poplar St 2847

2755

2743

3522

3554

Aztec Rd

48

3573

3549

3541

3523

50

M-1C, LIGHT MANUFACTURING CONDITIONAL 28

2860

2729

2723

2743

2737

2711

2717 2718

2719

272 7

27

73

44 82 44

44

44

66

70

44 44 80 44 78 44 76 44 74 72 2888

2892 2894 2896 2898 2900 2902

2890

287 4

2876 2878 2880 2882 2884 2886

20 44

Winters Chapel Rd

4200 2854

6331 71 38

Stewart Rd 2754

2749

2743

3641

34 22

3416

34

2728

2776

41 34 2705

2706

2712

2711

54

3567

3548

3540

2839

24 36

3625

3631

71 34

28

341 7

3405

361 1

74

34

53 34 47

3336

56

3561

3549

3541

2855

2700

2701

2735

2687

2693 3612

3618

3602

3606

Wilton Ave

2696

2702

2695

2701

2689 2688

2694

2676

2755

Chestnut Dr

2701

2695

2689 2690

2684

2678

2683 2682

2670

34

68

2736

2742

45

34

339 6 2691

2701

2685

2695

2696

2686

2690

2702 2701

2689

2695

2705 00

2688

2694

27

2684

44 44 79 77 75

te W in 4480

5 287

55 68

84

Dr k cr ee rs te W in 4555

287 5

286 6

2874

Winters Chapel Rd

Old Winters Chapel Rd

37 28

45 28

2789

2821

2835

45

31 6755 4480

82 44

4490

4498

4506

4514

Ln 4503

Wood

4513

Wood Ln

281 1 08 14

28

28 2820

17

284 8

28

25

2854

31

28

3705 2694

2702 2699

2702

2696

2690

2682

2678

2677

2681

2665

2669

2666

2672

2681

2657

2675

2669

2663

3580

3586

3596

3592

3591

359 9

3585

51

2645

26

2668

2664

3409

2674

2680 2683

2677 2635

3334

58

33

3097

D

R-1, SINGLE FAMILY RESIDENCE 75

R-2, GENERAL RESIDENCE

33

29

2536

R-3, MULTI FAMILY RESIDENCE

29

R-4, MULTI FAMILY RESIDENCE

3026

Lamplight Court 31

55

R-4C, MULTI FAMILY RESIDENCE CONDITIONAL

3163

60

52

3230

25

72

25

66

Rd

R-CH, SINGLE FAMILY CLUSTER RESIDENTIAL

25

er

ck Tu

Bagley Dr

Fairlane Dr

3258

3238

3246

2706

2682

2693

2685

2679

2671

2667 2666

2670

Oakmont Ave 3544

2664

2638

2639

2645

2651

Strait St

3544

3552

3558

3564

3570

3576

3528

2639

2647

2651

2657

2679

2673

2667

2663

85 34 261 6

84 34

76 34

70

51

34

34

34

58

34

84

54 34

25

88

48

25

34

94 25

98 25

02 26

95 25

18

01 26

26

05 26

262 6

339 5

2641

2610

2688

2670

2678

2650

2658

2666

363 5

3634

5325

66 52 36

Hickory

04 28

281 2

2820

2828

282 5

2833

2841

2817

280 2

2810

2807

2813

Hickory Ln

94 27

02 28

05 28

11 28

2794

2784

3873

3430

56 07 60

90 59

Rd e tre ch Pe a New 530 6

5260

78 25

79 25

85 25

89 25

11 34

07 34

03 34

04

34

77

3271

32 3280

3274

3268

60

33

3116

3264

3572 3566 3560

3555

3538

3530

0 334

3274

3332

33

33

s Dr

3234

3228

3224

2 321

8 321

6 320

2556

2862

2704

288 0 3984

79

3993 3974

3985

5659

266 3 2666

Hickory

Way

da

Glen

277 7

83

27

91 27

97 27

28

2679

2669

2862

Pontiac Cir

50 26

4018

3966

39

38 40

Woodwin Ct

64 41

4134

22

2651

2634

2614

2620

2617

2621

41

2602

2782

Eula Cir

41 40

4035

285 1

56

oo

Re dw

280 1

2691 2733

2739

2745

2751

2759

2765

2771

28 27

277 0

2693

2705

2711

2717

2723

2699

2694

2700

2706

2712

2718

2724

2653

2669

2677

2683

2689

2657

2650

2656

2688

2647 2644

2638

2632

Tilly Mill Rd

2596

2597

2639

2633

79

2583

2589

2595

25

2574

2586

2592

2598

2602

2608

2580

2577

2605

2611

2583

3992

4004

400 0 4001

4005

4011

4015

2547

2543

39

260 0

2590

69 25

200

Cir Park Avery

2556

2560

2566

2548

2551

2571

4116

2550

4108

Clay Dr

25

30 40 96 57

5810

NE

3653

Rd

2859

276 8

276 2

27

277 4 278 0

278 8 280 5

276 5

277 3

278 1

278 9

275 7

2696

Sq acht ree Pe 83 26

87 26

89 26

81 64

269 9 27

09

2727

2721

271 5

2700

2708

2716

272 4

2692

257 6

2397

2379

2385

2391

2394

2390

2384 35 25

d St

88 26

92 79 26

79 64

270 8

B dS BA cc es sR PI 2519

2515

26

2574

2566

248 9 15 24

07 24

04 24

240 0

17 42

50 25

Carver Cir

2845

2684

2698

269 3

2685

2638

2706

84 25

2614

2562 2560

2556

25 48 4218

rD arve NC

67

256 9 25 75

2628

200

Cir Park Avery

r

52

Dr

3687

18

ford

3320 3322 3324 3326

3330

22

00

30

36

52

3265

Topographical Map

18

24

33

y

514 5

39

25

06

oods ut W

0

w Pk

E

45

3306

3312

3318

33 80 33 78

334

w

yN

39

3321

3327

Dr

ie

Hw

k Dr

39

3933

39

es tn Ch

tnut

arv

5

43

3965

Oa

3964

3963 3957

34

28

12

le

511

33

33

ish

39

39

392 2

3921

3920

3969

3116

es Ch

33 86 33 84

C

ford

3999

3942

3933 3927

3926

66

3981 3975

3950

3939

3932

3929

39

3958

3945

3940

5 393

3916

72

3987

3460

Pl

44

4005

3974

Ct

Span

1 394

39

5 395

33

67

8 394

47

Oak Scarlet

32

7 327

3285

34

343 8

w

Bu

1 401

3982

3973

3446

ie

25

3332

3320

3312

3268

6 327

3282 39

3979

98 34

34

arv

508 7

3 335 17

3342

33

70

35

le

340 8

3345 40

4010

Pin Oak Cir

86

34

34

C

2542

3335 23

35

4018

3326

67

4 395

53

3924

3346

40 33

3323

32

3 327

3279

3285

3291

3297

3341

33

01

3330

k Ct 39

3932

3907

3376

34

89

l O 4045 37 40 ak Ct 29 40

3980

3 396

3906

3897

3318

dy Oa

3280

3286

6 391

0 396

59

0 394

0 334

3311

3971

3966

6 394

4 333

29

23

3307

ure

3993

2 395

8 332

33

3917

3922

3 390

19

33

La

3983

3972

8 395 2 332

33

81

398 7

65 39

4 396

6 331

11

3292

33

39

0 397

0 331

05

40

76

Shady Oak Dr

61

33

72

1 397

6 397

4 330

99

3923

23

k Dr

7 325

2 398

87

0 331

3259

3265

32

32

Sha

93

3935

Oa

t arle Sc

8 398

86

3366

R

2551

40

0 409

3235

3227

4 399

80

3929

32

1 399

8 329

3941

9 390

02

2 329

3947

40

9 399

08 40

87 32

3 325

40

95

02

3250

3258

41

3246

3232

3240

O

255 6

7 323

40

4066

46

96

6 412

3231

Dr Oak Live

5

3403

2765

2852

32

3226

0 414

05

CT, COMMERCIAL TRANSITION

28

3200

88

65

41

D (Chestnut Woods)

28

2750

2876

02 26 3257

08

32

41

13 41

3454

te

3573

3554

3531

Raymond Dr

3130

19 41

17

14

32

5 395

82

34

40

81

3928

38

38

3861

ta 3579

3413

3388

3312

25

C-1C, NEIGHBORHOOD COMMERCIAL CONDITIONAL

2825

2722

59

3934

6 401

20

74 32

32

4024

40

40

68

33

3456

3419

3362

2716

2651

41

25

26

62

33

2875

3416

3407

3326

31

C-2, GENERAL BUSINESS

3445

5146

0 271

41

40

31

32

56

33

3439 3433

3370

04

37

4116

4032

40

75

3940

3855

3158

43 41

37 40

32

62

Pin Oak Way 3139

41

43

38

32

4 395

5 391

38

3856

49

4039

69

65

39

39

55

8 388

73

3867

55 41

3601 3591 3585

Aztec Rd

7 285

26

12

328 4

73

38

61

41

40

61

32 39

4 389

79

6 386

3861

3855 3140

Dr

0 390

38

41

40

3946

78

67

4150

40

32

32

1 392

3906

38

41

40

32

7 392

1 286

3598 3590 3584 3578

3561

2829

26

18

76

41

ed 33

Santa Fe Trl

3449

3370

26

22

32

78

39

3912

kW ay

3150

nd

allo w

0

Dr 41

te Ex

Sh

ak

3130

ir e

2830

2536

0

O

Carver Dr

65

h lis

4021

m

5780

42

g En

54

ng

5774

6650

59

3881

386 9

73

94

32

rs

5072

13 61

0 666

62

Lo

5849

8 608

Parsons Dr

00

59

31

40

te 36

3496

2781

27

41

405 405 1 0

3935

3918

Wat eroa

79

33 66 33 64

3457

3408

2720

41

32

3945

3930

3924

85

3212

In

3599

3585

3567

2805

3405

41

Dr

5801

06

61

68

r

87

75

54

48

3942 3936

3911

94

88

39

3943

3937

91

lb

Peachtree Rd

40

65

59

31

33 70 33 68

3427

3413

try

27

01

41

81

33 76 33 74

39

3 346

3442

33

29

En

r

43

53

3846

9 346

76

3448

34

97

33

3579

3562 2800

3539

3522

3458

34

ds

lD 01

D

360 5

3591

3568

3563

3555

353 8 3530

3510

91

8 346

32

03

41

ak

ka

3569

3711

82

1 344

oo

st ria 28 42

O

31

O ak

3931

3925

391 9

3684

45

3511

34

7 344

W

Indu

n

3603

3598

3574

3507

34

en

rs

56

De

Ave

0 200

2737

9 364

3523

37

51

Asp

60

ke

28

Ban

38

388 0 3876

39

3955

3949

3946

3938

Oak Dr

390 6

38

Dr

3864

3605

3592 3586 3580

3577

3562

35

3531

59

09

30

61

28

95

3629 3621

3604

3585

3576

61

2709

36

2917

2905

5 274

00

42

gto

28

54

view ar

63

2672

2678

26

89

28

25

26

95

32

e

25

lley

3858

36

3637

3628

3620

3591

3584

3579

3318

ay kW

3636

3633

3599 3590

3583

35

34

3440

27

08

21

lin

51

15

3644

3637 3631

3621

2708

38

25

26

99

26

25

03

46

Cle

54

6 344

33

16

Dr

26

09

26

29

32

itt

26

13

28

2669

32

qu

26

ble

46

e ss

34

52

35

2668

98

9 261

25

Col

08

34

55

43

32

32

Par

2668

26

26 3263

ok

2663

12

32

2674

0 265

26

79

m

25

Je

r

22

2680

6 265

2662

69

2611

25

83

Cha

25

36

3643

3629

3607

3568

Ln

r

32

42

3652

3598

3591 3587

42

Dr 32

t Va

3852

3660

3636

3595

60

34

34

28

3649

3599

2708

lyn Hava

D

25 73

28

47

3619

63

on is on

as an

43

8 348

3419 34

ar

01

3606

3603

2707

34

34

34

14

25

34

28 34

3674

3607

63

34

34 34

15

42

33 90 33 88

3668

3612

3611

3632

35

Alis

88

25

Bro

51

2644

3465

25 78

25

2675

2659

2629 26

Add 10

94

25

82

3345

2525

2531

2535

Chamblee Tucker Rd

2669

Dr

22

25 25

3293

26

64

26

26

Autumn

26

6 262

2632

33

Ple

59

21

3466

36 28

3671

3620

3615

3378

72

3952

Timber

3037

E

3650

3665

3628

3619

3379

59

45 67

2638

33

33

2518

2524

2532

2 254

25

95

336 5

54

3316

3373

0 264

D

r

Red

3967

3961

3870

3657

Mcclave Dr

338 6

33

34

3417

3416

n

40

2761

2767

34

21

338 8

55

49

72 6 256

3379

23

25

33

3322

26

34 29

3423

6 342

3373

62

33

3331

3326

17

46

33 34

59

Alle

34

39

34

12

11 26

3383

34

Lambeth Ln

33

3335

3332

3389 3385

33

3334

3338

3395

34

3368

3357

26 93 9 338

33

3399

3369

1 334

3342

3380 3376

3344

NE Shallowford Rd

Raymond Dr

3346

3381

34 08

34

2 345

42

N

9 349

0 348

65

2760

3627

08

2709

9 347

3486

3 347

8 345

57

34

34

26

97 33

3375

64

26

33

3427

2537

2543

3352

3405

33

4 339

3386

3363

1 351

2528

3358

3409

34

Cir

3387

3521

341 8

th

3391

3386

3415

19

m be

3539

La

3395

3362

55

47

33

25

3531

34

Stafford Pl

3419

34

3479

34

34

54

1 357

88

34

2644

Valmar Dr

3679

Ste w a rt C t

3633

05

27

3552

34

04

32

34

3392

Rd

77

90

61

34

3486

3670

2748

53

3623

Raymond Dr 3549

54

85

92

34

46

26

342 0 341 6 341 2 340 6 3402 3396

dy

07

52

34

48

34

34

68

64

60

34

woo

0 350

34 34 34

349 3

72

58

34

Dun

0 351

3480

41

33

27

34

34

blee

3518

84

34

3669

36

27

3685

3682

Pineland Ave

3511

34

51 51

5082

m

54

03

5224

20

51

3975

3964

200 1

300 0

3695

3655

3582

52

5150

85

Bonnie Ave

2629

93

5175

5150 5150

Cha

53 69

3610

3591 3581

3702

3679

Beechwood Ave

3554

508 0

5425

3617

3560

4

53 61

3605

3578

2628

3539

58

70

24

53

3590

4 355

N

54

54

53

3572

3623

511

NE

y

3611

3584

3617

51

31

liff Rd

3970

5593

7 269

32

17

52

5164

Norman Way

3695

Buena Vista Ave

2 362 3614

10

3601

rd rfo

y

0

27

12

2852

3699

3566

3609

90

0

33

42

5481

3716

544 1

08

3645

3608 3602 3596

3631

5150

3529

Hw

rd rfo Bu

53

53 09

68

50

4032

Oakc

3825

5465

62

54

94

53

Green Oak Dr

549 9

66

58

56

52

3622

52

52

A ve

12

88

80

4046

3995

547 4

54

12

48

3814

54

54

1 535

10

5785 3655

364 5 363 9

8 382

3685

78

66

53

53

8 365

52

52

52

4052

3828

44

54

38

20

16

3659

52

52 6 383

tral

53

5 581

74

e Rd

53

66

36

S Peachtree Rd 5776

57

ht re

38

38

06

5344

5312

59

270 2

r

405 5

4061

4040

3834

82

68

64

53

58

80

3840

94

3997

44

Bu

54

39

Dr

D

43

3992

3862

Cen

91

79

73

53

58

Peac New

99

53

5770

4 575

53

53

58 58

01

0

61

1 267

56

5840

5 378

54 54

53

11

53 58

ve 57 gA Kin 60 49

56

58

72

64

60

58 58 58

71 60 67 60 63 60

0 376

29

21 54

58

44

56

w

5679

5600

38

H

39 42

31

96

Way

86

m ire

56

49

45

42

D

O ak

4075 4069

4062

3039

3820

3738

e Av

59

59

59

76

ir

53

37

42

61

51

41

oss

31

3998

Rd

tree

41

5500

rk Pa

12

26

hD rc

0 377

28

18

59

56

98

04

60

48

02

59

08

59 96

87

Chu

376 5

44

88

58

43

4083

4068

56

ch

ng

Pea

6011

36

80

C ers

37

59

41

33

M

40

3958

Lo

38

60

60

59

58

58 58

nk

15

37

63

66

60

6027

10

59

59

60

60

59 593 2

5922

52

1 441

39

23 62

30

72

20

59

59

61

39

rs

61

sto n

3999

Rd

51

42

41

3978

42

5596

37

26

7 601

3923

29

we

93

60

60

60

28

39

35

Flo

87

91

80

40

30

60

60

6 604 4 604

12

99

29

33

0

3808

59

4082

09

3986

616 3

94

5982 596 8

410 1

409 1

Rd

39

41

Rd

New

6077

41

98

93

60

17

38

14

381

41

4088

44

5880

63

62 62

83

38

2626

38

38

38

59

16

26

20

410 4 40

88

Cha

0

38

59

5768

Cre

3 381 9 380 5 380

29

58

rs

d

Mcelroy

inte W

lR

3947

91 38

39

3949

39

28

al

38

38

97

61

11

41 14

46

40

34

41 10

5872

3955

3945

Cir

10

611

38

5876

39

34

11

03

38

13

4 587

3961

pe

39

Dor

07 39

5878

70

ay lW

39

39

3967

3962

3954

14

13

38

38

45

5884

7 642

3973

42

68

62

56

50

10

6350

3944

School Dr

14

32

4139

64

63

22

ia s tr

39

59

55

4026

99

32

41

41

4074

59

39

22

du In

39

rs

39

29 38

41 41

3095

55

51

45

39

23

21

65 27

69

40

39

R

oto

39

Rd Oakcliff

89

39 39 39 39

Dr 39

Rd Oakcliff

6 284

40

3969

58

39

al

41

4058

3979

Ct

39

39

26

59

3975

38

3915

39

83

26

O

M

Dor

39

al

44

98 65

3991

3964

39

34

28

8 656

07

65

3985

3976

41 41 41

20

6000

28

06

5

35

14

7 287

2909

2891

40

28

60

5965

39

41

60

3997

3970

Dor 39

39

39

4219

02

2900

2892

Dr

70

0 396

3939

5 395

09

12 41

al

te

48

ta

40

rs

3982

06

te

3953

2773

27

4131

Ct Mill Vale

2921

2915

40

In

39

16

41

60

658 3

65

4007

3986

3967

26

42

4127

4003

3992

4001

4000

rs

45

6 659

4017

3982

Turner St

27

66

4143

4023

3998

3996

3983

42

2692

2698

2916

IR

C

81 2685

4159

42

2901

4013

26

66

41

4027

0 402

r

4001

3987

Rd

D

4003

4002

we

C (Caitlyn Lane)

4039

80

5

26

y

77

2797 12

4033

4026

4018

4013

4011

55

27

4047

4032

4017

4009

40 75

rk Dr

9 414

4043

26

t

28

4011

08

3 405

4038

67

69 29 71 29

2869

4245

64

40

6 405 4048

64

54

3993

rs

40

4042

H arber V alle

4017

2908

40

Wi

49

nterpa

73

40

266 2

26

4081

29

25

27

29

31

83

4241

86

Ct

Glade

63

65

4007

27

2809

72

47

28

425 9

4117

28

62 29 64 29 66 29 68 29 70 29 29 72

4004

Flo

27

4123

78

40

26

4021

4017

27

05

29

00

Winterpark Dr

65

Dor

40

3999

we

2679

4083

aC

40

60

5000

4101

4025

4130

2645

2639

40

4003

Flo

2680

4135

403 3

Eul

te

47

6 408

9 403

40

40

2686

2644

403 2

18

ta

40

2650

4043 4037

40

rs

401 1

2656

84

te

3993

2662

39

In

4020 401 0

4044

4053

4040

4028

70

4043

4032

43

40

6115

4044

4090

4061

4047

4046

4 409

4069

4057

4052 4049

4038

5000

4061 4051

4054

4050

4077 4073

4065

6

Porter

8 409

4081

4064

4061

4087

4080

4071

4070

4067

4104

4091

4079

2668

4074

58

27

411

1 411

4110

4264

65

4115

4103

4282

4276

4191

4114

4095

4090

2674

4080

4104

4098

4121

607

4294

4193

27

40

40 40

40

43

4304

4185

4173

41

4127

Rd

4181

70

41

4120

4109

4097

4200 4194

4180

4126

4115

in

4211

4186

Mill Ct

dw

29

61

4171

4207

4176

41

00

427 2

4203

94

4079 4073

2786

4087

1 263

4099

4086

2790

18 41

4085

2824

2816 2812

2808

2804

28

4110

4212 4206

2820

2817 2813 2809

9 279

69

4217

4218

2832 2828

27

IR

4091

4107 4103

2836

2821

4191 4185 4179

41

2765

29

4316 4310

2779

5

4090

4066

0

2746

59

B (Aspen Woods)

4328

431 1

66

W oo

4225

t

4371

4242

4228 4222

2765

28

4096

4091

4060

4036

McAuliffe Dr

29

60

4322

4319

2719

te 00

4046

Way

1 260

ta

4097

4078

Motors Indus trial

5 260

rs

4096 4090

4072

4058

9 401

09

te

4106 4102

4084 4067

2593 4112

4107 4103

Garrett Cir

4079

61

4197

2619

4184 4178

2562

253 8

4066

2833 2829 2825

4172

4166

Gentilly Pl

2524

4098

2623

2615

Dr

2837

4215 4209 4203

4160

251 6

4078

2581

2580

Barrylynn

75

26

In

A

4108

4088

Dr

am

2571

25

4200

27

32

4325

28

46 29 48 29 50 29 52 29 54 29 56 29 58 29

4218

Valle

4150

4218 4212

2608

42

4334

2836

re y St

4181

4171

4161

4046

2591

4180

4170

4160

2 258

419 1 418 1

4169

6 258

Avery Park Ct

6 256

74

4221

4222

97

2844 2840

431 6

28

C

30

2845 2841

4358

4340

43 29 45 29 47 29 49 29 51 29 53 29 55 29

9

4233 4227

4364

4352

4346

41

Ext

41

4191

2738

Johnnys Ln 2651

92

78 25 2 257

41

41

4204

4324

Dr

4268

2756

4236

2592

4199

e

110

4256

or

4209

4198

pe

ds

55

5

d

N Carver Cir Connect

09

4208

4188

co

oo

4371

4370

4365

4357

4345

4339 4331

444

4015

4388

R liff

4189

42

Chi

W

4382

akc O

4245

4233

4221

2662

4244 4236 4226

2732

4400

4351

0

01

10

4368

446

55 44 53 44 51 44 49 44 47 44

57

t

4371

4376

4360

C

46

24

21

en

4394

4389

59

44

ds

29

4397

4383

45

44

oo

3029

Ba

24

81

4377

4354

4336

453 5

B

4406

4371

4348

4330

lR

10

Beacon Dr

14

24

2633

8 241

4388 4380 4374

rs

pe

Aspen Woods Entry

4411

4394

W

29

44

Cir

Fleet

Van

84

07

09

25

27

2 242

435 0 434 4 4336

43

6363

4407

439 6

440 1 438 438 5 8 43 95 438 437 2 43 3 87 437 436 4 7 43 79 436 436 6 1 437 1 436 435 0 5 436 435 434 3 4 9 434 434 8 3 279 4335 1 2768

436 8 436 2 435 6

4353 2576

2564

43

23

269 5

440 4

439 1

te

ha

53

4418 4412

4405

4400

44

Asp

4455

4449

2856

2855

4408

5 441

4412

4467 4461

4417

en

Aspen Woods Entry

67

18

25

5 250

29

24

8 242

438 2

77

4426

05

439 7

438 8

99

4363

24

25

30

25 82

64

4375

Van Fleet Cir

2499

35

24

2434

40

25 24

41

24

2440

68

25

6 254

24

6 244

2 255

7 244

0 256

2 251 8 250

ay Dr

2491

3 245

2452

64

81

26

44

4479

C

45

d

4473

eland Dr

4414

1 442

80

89

45

25

14

Ridgew

5 246 2458

25

2504

2500

2496

68

2492

2488

24

2482

72

8 247

24 246 4

2576

440 0 439 4

29

13

in W

0 450

43 2580

77

44 44

35

67

84

4454 444 6

Hom

4425

440 6

270 3

65

95

4485

2838

442 6

441 4

270 7

9 447

64

71

63

84

75

44

4487

64

75

26

62

4495

89

64

5 648

87

64

44

00

64 83

5 648

6411

26

64

00

4482

27

64

A (Avery Park)

4218

15 2711

6491

01

66

68

27 6551

44

5 439

85

44

2625

4427

2572

2558

66 6675

74

5 655

4429

2576 2574

2552 2554

P

NB

Rd

cess

Ac IB

44

41

2556

7

25 59

2667

2578

2550

26

2675

3

Chestnut Dr

66

6596

B Ac

16

49

2549 2551 255

25 55

255

25 80

26

2546

d Dr 7 265

lan Home

4461

PI

2692

4473

4 266

6 264

4483

2 265

7

2542

2676

85

45 67

67

44

vd

21

4561

r

89

6701

SB

Rd

cess

6630

6626

44

8 265

258

25 41

al Bl

15

eD

1

258 9

2548

ustri

4588

67

rk

259

9

2547

Ind

ee

Cla

2596

2545

achtr

67

2595

2670

253

Pe

2597

2598

4594

2599

2600

6817

2601

2602

3 680

2606

Ind

ee

81

Asp

287 7 287 9 288 1 288 3 2885

Pe

2605

2608

achtr

vd

1 682

2610

y

al Bl ustri

5810

Valle

2607

m Dr

4652

2609

St rea

5800

2611

2612

25 35

lR

2444

2442

2616

25 37

44

2457

3161

rial Blv d

ers Rd Flow

245 5

2615

2618

5 681

Peachtr ee Ind ust

2453

2617

2620

Ct

rial Blv d

262 2

Walker Rd

2451

261 9

rk y Pa

ee Ind ust

03

257 2 25 66

244 9

2621 2624

Aver

Peachtr

4500

67

2434

2438

2436

2432

2440

2.1.3: TOPOLOGICAL SURVEY AND APPLICABLE ZONING

2584

RSFA, SINGLE FAMILY ATTACHED RESIDENTIAL No Information

City Zoning Map 3725 Park Avenue Doraville, Georgia 30340 (770) 451-8745 ~ www.doravillega.us

Including City of Doraviile Annexed Areas & Addresses

Scale: 1" = 1,200' (11x17 sheet)

Legend 0

County Boundary

Major Roads

City Boundary

Local Roads

Parcels

March 24, 2014

Disclaimer: All data is provided as is, with all faults, without warranty of any kind, either expressed or implied. This map is the property of the City of Doraville, Georgia and its assigns. All rights reserved. Path: J:\PROJECTS\Doraville, City of\Misc GIS Consulting\F General Engineering\Maps\2014\Zoning Map_3.24.14update.mxd | Last Updated: 3/24/2014

200 400

Feet 800

Map Notes: Zoning distircts current as of date of publication. District boundaries based on digitization of former zoning map prepared by Keck & Wood, August 2011. Parcel data from DeKalb County GIS, updated November 2012. Parcels with no address either have no current number or share the "parent parcel" address. Detail areas not to scale.


2.1 site context

SITE HISTORY

1822 DeKalb County received its charter

1845 The cities of Chamblee and Doraville became prominent immigrant settlement due to its status as a railroad stop

1869 Construction of the Charlotte - Atlanta AirLine Railroad began

1871 Excursion train from Atlanta to Duluth began The city of Doraville is formally established

late 1930s Plantation Pumping began installing pipelines throughout the city and created large scale petroleum containers - that are heavily used during World War II

late 1940s Shell Oil Company, Standard Oil, and other petroleum companies also developed large petroleum tank farms.


2.1.4: SITE HISTORICAL PATTERNS

1947

19501960

Mass construction of The General Motors apartment communities Assembly Plant in began Doraville opened, employing 1250 people, about three times the city’s population

1976 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.

1991 The Doraville MARTA station began construction

2008 The General Motors Assembly Plant in Doraville closed, property went up for sale

2011 Georgia Tech City and Regional Planning and TSW began planning for the future of the GM Plant


2.1 site context

POTENTIAL: SUSTAINABLE, SMARTER AFFORDABLE HOUSING

2

3

POTENTIAL: CULTURAL COMMUNITY CENTER

PROGRAM MASTERPLAN

1

EXISTING: AFFORDABLE HOUSING

EXISTING: GM ASSEMBLY PLANT

4

EXISTING: NOTHING POTENTIAL: BUS STOPS

5

EXISTING: VACANT, FORMER STRIP MALL

POTENTIAL: MIX-USE [ AFFORDABLE HOUSING, RETAIL, PUBLIC SPACE]

EXISTING: MARTA STATION

POTENTIAL: INTEGRATED TRANSIT HUB


B

2.1.5: PHYSICAL AND SOCIO-SPATIAL PATTERNS

1.

EXISTING: AFFORDABLE HOUSING

The existing affordable housing complexes typically are shared between 3-6 people, as opposed to the 1-3 people that are allowed to occupy the space. Due to this issue of overcrowding, the quality of the living spaces are slowly deteriorating.

There is POTENTIAL in this area to introduce sustainable, smartly constructed housing where utility cost is lowered, making the cost of living more affordable. Precedents:

1. Soft House, 2011

Kennedy + Violich Architecture Using sustainable systems to lowe monthly cost of living and to design smarter homes

+

5.

EXISTING: VACANT FORMER STRIP MALLS

2. Via Verde, 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.

3. La Brea, 2014

Dattner Architects & Grimshaw Architects An affordable housing project in West Hollywood, CA, that provides shelter for homeless LGBT youth, homeless handicapped people, and AIDS victims.


2.1 site context

2.

EXISTING: GM ASSEMBLY PLANT

The 150-acre site was developed in 1947, displacing 50 landowners, and at the time, employing approximately 1250 people. At this time, the industrial plant has been purchased by New Broad Street Doraville, LLC, a development group, who are working with outside companies to activate the site.

There is POTENTIAL in this site to introduce a cultural community center that the community can enjoy and “own� together can help foster an identity. Precedents:

1. East Oakland Sports Center, 2011

ELS Architecture & Urban Design Public sports/recreational center with a natatorium

2. Hughes Warehouse, 2012

Overland Partners Adaptive-Reuse project, with office space as program

3. Gleneagles Community Center Patkau Architects

Community center that consists of sports recreation, public service offices, and playrooms as programs.


2.1.6: PEDESTRIAN AND VEHICULAR PATTERNS AND CONNECTIONS

3.

EXISTING: DORAVILLE MARTA STATION

The Doraville Marta Station is currently a stand-alone station that is actively being used as transit from and to Atlanta. Precedents: 1. Transbay Transit Center, 2013 Pelli Clarke Pelli A transit hub that promotes sustainable practices by using sustainable techniques and systems, as well as a mixture in programming (includes a public park)

+

4.

EXISTING: LACK OF ADEQUATE BUS STOPS

There is POTENTIAL in this site to introduce a more integrated transit hub that can potentially house the MARTA system, a bus station, a share-ride station, and overall more sustainable way of commuting. 2. Austrian Bus Stop Projects Various Architects A design challenge for seven different architects to create an active bus stop.

Wang Shu

Sou Fujimoto

Smiljan Rajic


2.3: program and spatial explorations

DETAILED PROGRAM OPTION 1: SITE: VACANT FORMER STRIP MALL BUFORD HIGHWAY, DORAVILLE, GA

Objective:

- Retaining half of the existing building that is still structurally sound - 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


2.1.7: SITE POTENTIALS AND CONSTRAINTS TO THE PROPOSED PROJECT


Turn static files into dynamic content formats.

Create a flipbook
Issuu converts static files into: digital portfolios, online yearbooks, online catalogs, digital photo albums and more. Sign up and create your flipbook.