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]
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1.5. Relevance of the Precedent Analysis to the Proposed Project 1 2 3
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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
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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
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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
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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
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Chapter 5.0 Critical Response to Design Theorem 5.1 Reflections by Student/Author 5.2 Summary
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Bibliography
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Appendices
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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
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3. Looking for day work
4. Poor Living Condition
5. End of sidewalk
6. Crossing the highway
2. Unsafe crosswalks
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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
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7. Marketplace
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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
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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
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SINGLE-FAMILY HOMES LOW-INCOME APARTMENTS RETAIL/COMMERCIAL
12. Abandoned Strip Mall
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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
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511
33
33
ish
39
39
392 2
3921
3920
3969
3116
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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
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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
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3935
Oa
t arle Sc
8 398
86
3366
R
2551
40
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3235
3227
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80
3929
32
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3941
9 390
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3947
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08 40
87 32
3 325
40
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02
3250
3258
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3246
3232
3240
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255 6
7 323
40
4066
46
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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
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D
360 5
3591
3568
3563
3555
353 8 3530
3510
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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
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42
gto
28
54
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63
2672
2678
26
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28
25
26
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32
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25
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3858
36
3637
3628
3620
3591
3584
3579
3318
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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
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2663
12
32
2674
0 265
26
79
m
25
Je
r
22
2680
6 265
2662
69
2611
25
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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
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on is on
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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
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2 362 3614
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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