BEYOND MULTICULTURALISM REVITALIZING B U F O R D H I G H W A Y FOR A PROMISING FUTURE
photo by CBS46
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.”
I would like to thank Professor Elizabeth Martin-Malikian, Professor Michael Carroll, and Dr. Garrett Smith for their guidance and support throughout this process. Thank you for the constructive criticisms, for making me think twice, and most importantly for listening to and guiding me into the right path. To my friends-turned-family, especially throughout my years in architecture school: Eric, Kimanhi, Danielle, Jon, Matt, Derek, Victor, Adinda, and Kate. I am so proud to call you my friends and I’m grateful to you all for the laughter, comraderie, and support. To Keith, for his partnership in many projects, honest opinions, and his constant support and encouragement. To Ms. Mary Neely, for her encouragement, positivity, and friendship. To my brother and sister, Michael and Theresa, for inspiring me to always strive for better. And last but never least, to the two most unflailingly brave women who inspired this study: My mother Repkha and my grandmother Maria Veronica, who raised her. Thank you for showing me what courage, hard work, and perseverance can do.
C O N T E N T S
Section I: Theorem Chapter 1.0 Design Theorem 1.1. Design Hypothesis 1.2. Relevance of the Design Hypothesis in Literature: Case Studies 1.3. Proposed Project Nature, Context and Rationale 1.4. Relevance of the Precedent Analysis to the Proposed Project 1.5. Precedents Case Studies
1 2 7 8 10 Section II: Practicum
Chapter 2.0 Design Analysis
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
4.1. Preliminary Documentation 4.2 Final Documentation
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
5.1 Reflections by Student/Author 5.2 Summary
39 40
Bibliography
41
Appendices
42
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
30 31 32 33 34 35 36 37 38
Chapter 5.0 Critical Response to Design Theorem
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 as a primary focus. The secondary and tertiary program can potentially include retail shops, a child-care service, and leisure public spaces for the community to congregate. In our society today, there is a stigma associated with the phrases low-income housing and undocumented migrant workers. Ironically, communal/social housing thrived and promoted the welfare of the community in the late 1910s -1930s to address the need for housing in a shattered Germany post World War I. Single women with father-less children as well as wounded soldiers were rehabilitated and housed in these Siedlungs, intended to restore the value of the community. Today, social housing is focused on providing shelter, not necessarily to rehabilitate or to celebrate the values of a community. The imagery that social housing generates is negative, associated with words such as “ghetto” and “dangerous.” We forget that the intention of social housing is to create a healthy environment for people to live, to restore/create community value(s) and maintain it, and to do as such in a cost-effective manner.
The negative image of social housing reflects upon its inhabitants, which in turn, creates a barrier that casts them out of society. The city sees this community as troublesome, the public sees them as dangerous, and investors see them as unappealing. As a result, there is a lack of economical and social growth within the community. This thesis will research ways to change the negative, false image of social housing into a positive, true image. Specifically to the site, how can the rich, multi-cultural identity of Buford Highway reveal an accurate image of its hard-working, family-oriented residents? I believe that there is a need for the site to be returned to the community, so that the community has a sense of ownership and belonging to the area. The senses of ownership and belonging can foster community pride and strength, and promote the desire and devotion to pursue healthier, cleaner living. This can be done in creating public spaces for communal use, such as a community center with physical activity usage and a learning center, or an outdoor space/park where families can spend quality time together. Using multiculturalism as a catalyst, my thesis will find ways to celebrate the underrated Buford Highway and to create a healthy environment for its residents.
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.
photo by: The Buford Highway Project | bufordhighway.com
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 p r o p o s e d
p r oj e c t n a t u r e , c o n t e x t , a n d r a t i o n a l e
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.
1.3 proposed project nature, context, and rationale
1.4 r e l e va n c e
o f p r e c e d e n t a n a ly s i s t o p r o p o s a l
Looking into social housing specifically as a main program, it is imperative to study the Siedlungens of Europe, a set of prominent projects that plays a significant role in the history of social housing. The Romerstadt Siedlung by Ernst May explores the ways the body operates in a utilitarian, home setting.Using efficiency as a means of creating spatial arrangement, the Romerstadt Siedlung also incorporates the design of the Frankfurt kitchen by Grette Shutte-Lihotsky, incorporating the triangle kitchen system that is widely used today. The Wiessenhoff Siedlung incoporates 21 buildings by 17 architects, including Ludwig Mies Van Der Rohe, J.J.P. Oud, Le Corbusier, and Hans Scharoun. Here, the idea of social class between the lower to middle classes are explored. Community spaces in between buildings are studied and designed so that there is a sense of communal ownership by the residents. Unite D’habitation by Le Corbusier reveals the relationship between private dwelling units and semi-public communal space, as well as begins to study the art of multi-dwelling sustainability. In more contemporary examples of social housing, the IBA social housing by Peter Eisenman looks into using a mixed-use program set to provide a street language that is public, and leaving the more private dwelling units above and behind the public retail. The Quinta Monroy project addresses a similar type of residents, migrants who have settled on the land and established a community. Instead of detailing the project, the architects have purposely under-designed, so that the residents can put the details in themselves to establish a sense of ownership and identity.
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
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
1.5 relevance of the precedent analysis to the proposed project : case studies
1.5 Precedent Case Studies
Precedent Case Study 03.: Unite d’Habitation Architect: Le Corbusier Location: Marseilles, France Built:
The Unite d’Habitation has 23 different types of apartments, the design varying for the occupancy of a single person to a family with small children. Some of the units are double height, allowing a central corridor and maximization of spaces and programs within units. The rooftop is used as communal indoor and outdoor spaces for individuals and families with children.
chapter one: design theorem
all photos and diagrams provided by: http://www.designofhomes.co.uk/017-palladio-and-le-corbusier.html
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
Architect statement: “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 s i t e
selection + s i g n i f i c a n c e 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 multii t inhabitants e c o n dthrough i t i o n retail. s ple identities ofs its The corridor is active most of the time, and a strong sense of community has already The multi-cultural Corridor expressively conveys the developed over time.Buford Buford Highway is a prime example of multiple identities of its inhabitants retail. The corridor is active ethnospace, a term coined bythrough Urban Geographer, Armando most ofThe theresidents time, andofa this strong sense of are community has already Montilla. community largely undocumentHighway is a prime example of ed developed immigrantsover fromtime. LatinBuford America, who have established a lifeethnospace, a term coined Urban Geographer, Armando style of overcrowding, unsafe by pedestrianism, and unstable workMontilla. The residents of this community are largely undocumented ing conditions. immigrants from Latin America, who have established a lifestyle of overcrowding, unsafe pedestrianism, and unstable working Visitors from the Metro-Atlanta area and other neighboring counconditions. ties praise Buford Highway for its diversity in terms of restaurants
2.1.2
7
7. Marketplace
8
8. Large Parking Lots
9. Typical New Restaurants
9
and marketplace. Buford Highway is most alive during weekends, Visitorsthe from the Metro-Atlanta areatimes and other between hours of noon to 6 pm., whenneighboring visitors fromcounties praiseofBuford Highway for diversity in the terms of restaurants. restaurants outside the community canitsbe found at local and marketplace. Buford Highway is most alive during weekends, between theBuford hours Highway of noon to 6 pm., timesofwhen from Nevertheless, lacks a sense placevisitors that can outside of the community can be foundleave at theafter local restaurants. retain its inhabitants and visitors. Visitors their hunger Nevertheless, Buford Highway lacks a sense of place that can has been fulďŹ lled, because they see no reason to stay. retain its inhabitants and visitors. Visitors leave after their hunger 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.
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403 5
4019
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74 29
434 0
Winterpark Dr
4201
3982
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6101
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English Oak Dr
3958
3317
3291
3912
3273
3276
3288
3282
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31 24 31 26
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Aztec Rd 46 33
44 33
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3555
Zoning Districts Legend
Poplar St 2839
3522
33
3567
3549
3523
33
48
3561
3555
3541
3554
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3573
3566
3561
Pine St
Wilton Ave
3579
C-1, NEIGHBORHOOD COMMERCIAL
C-2C, GENERAL BUSINESS CONDITIONAL
3448
M-1, LIGHT MANUFACTURING
27
98
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M-2, HEAVY MANUFACTURING M-2C, HEAVY MANUFACTURING CONDITIONAL
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O-I, OFFICE INSTITUTIONAL
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R-1, SINGLE FAMILY RESIDENCE R-2, GENERAL RESIDENCE
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Winters Chapel Rd
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Lamplight Court 55
R-4C, MULTI FAMILY RESIDENCE CONDITIONAL
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Rd
R-CH, SINGLE FAMILY CLUSTER RESIDENTIAL
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281 1
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4506
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4503
Hickory
31 37 28
45 28
2789
2821
2835
Old Winters Chapel Rd
04 28
281 2
2820
2828
282 5
2833
2841
Wood Ln
2817
280 2
2810
2807
2813
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Hickory Ln
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3606
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2742
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2680
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2677 2635
Fairlane Dr
3258
3238
3246
2706
2682 2685
2693
2671
2679 2678
2677
2681
2678
2683
2676
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359 9
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2645
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3544
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2650
2656
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2647 2644
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2632 2782
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4035
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2639
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2596
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2614
2620
2617
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3992
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400 0
4001
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4011
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Clay Dr
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88 26
92 26 83 26
87 26
89 26
81 64
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2727
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2708
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Topographical Map
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M-1C, LIGHT MANUFACTURING CONDITIONAL 28
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Raymond Dr
32
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CT, COMMERCIAL TRANSITION
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Carver Dr
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25
36
3523
36
42 2663
12
25
83
28
Je
r
16
34
2674
0 265
26
is on
Green Oak Dr
4032
Oakc
E
3605
3592 3586 3580
3577
3562
2709
lyn Hava
D
22
2680
6 265
2662
69
2611
25 73
Bro
47
n
52
3419 34
51
3619
r
26
N
D
43
4061
4046
3858
36
3629 3621
3604
3585
3576 3568
63
60
3636
3628
3620
3591
3584
3579
3632
D
26
26
54
2675
on
34
54
07
63
Alis
34
3583
3531
3999
Rd
3466
15
3644
3633
2708
34
34
34
14
25
34
34 28
3590
3587
2709
34
3631
3621
3599
3591
8 348 34
3652
3598
3595
3378
64
Add 10
88
25
25
34
O ak
405 5
4052
3870
3660
3637 3629
3607
61
Mcclave Dr
3373
31
33 42
D
oss
70
54
35
3465
0 264
59
40
3417
3416
y
5679
39
54
5425
2644
2629
34
3599
35
28
3606
3603
35
4001
4000
rs
0
42
41
4075
4040
96
Way
61
7 269
24
2659
22
Dr
26
6 262
2632
2638
25 78
3345
2525
2531
2535
Chamblee Tucker Rd
34
46
29
3423
6 342
72
94
25
82
67
3293
34
34
0 348
65
Alle
33
3607
3379
33
26
2669
95
336 5
34
39
34
90
39
42
01
3668
3643
3636
3612
3611
28
3674
3649
3620
3615
2708
2761
9 349
21
338 6
33
Autumn
34
1 351
26
59
25 25
2518
2524
2532
2 254
25
17
338 8
55
45
23
11 26
33
NE
3316
3373
33 33
49
72 6 256
33
3322
3379
54
3331
3326
25
3389 3385
62
33
3335
3332
34
12
Lambeth Ln
3334
3338
3395
33
3521
3368
3357
26
9 338
33
3399
3369
1 334
3342
3380 3376
34
M
3650
36
3671 3665 3657
3628
3619
2707
3679
Ste w a rt C t
3627
08
2760
2767
9 347
3486
3 347
2 345
42
08
3479
8 345
57
34
34
26
93
3383
3381
64
26
97 33
3375
3344
Shallowford Rd
3346
33
4 339
3386
3363
Raymond Dr
3352
3405
34
33
3427
2537
2543
3358
3409
Cir
3539
341 8
th
3531
2528
3415
25
19
m be
3391
3362
55
47
33
3387
Stafford Pl
3419
34
3395
3392
3386
Rd
1 357
88
34
3396
dy
34
34
36
3670
2748
53
3633
05
27
3685
3682
3623
27
3552
34
34
2644
Valmar Dr
58
80
56
m ire
86
54
85
92
woo
32
52
34
61
Dun
0 350
04
32
La
90
34
blee
0 351
3480 34
46
26
342 0 341 6 341 2 340 6 3402
77
64
60
58
34
34 34
m
3518
84
48
34
34
68
3486
200 1
300 0
3695
3669
Bonnie Ave
Raymond Dr
3549
3702
3655
Pineland Ave
3511
34
34 34 34 34
5082
Cha
54
03
20
41
33
27
349 3
72
85
3582
52
51 51
34
Norman Way
3679
3610
3591
3554
5175
508 0
53 69
4003
4002
we
2852
3695
NE
y
3581
3560
51
rd rfo
w
45
5481
3699
Beechwood Ave
2629
93
5150
56
53
5224
3584
2628
3539
A ve
17
3590
4 355
09
4069
3825
5465
62
3716
544 1
Buena Vista Ave
3578
51
4
53 61
3617
3572
5164
511
rd rfo
53
3605
10
3623
3617
3529
Hw
41
33
549 9
66
58 54
12
3611
3602 3596
52
50
Bu
54
H
42
61
51
3992
547 4
3645
3614 3608
3601
3814
08
3566
3609
5150 5150
Bu 53
2 362
53 09
3631
5150
6 383
54
94
3622
52
52
54
tral
52
10
5785
53
4083
3828
44
8 382
Cen
12
53
74
8 365
5 581
57
3655
364 5
66
53
88
56
Dr
52 38
1 535
80
49
3685
5344
38
20
16
68
56
37
5600
sto n
3820
06
78
64
53
53
51
31
3840
82
68
53
53
3659
363 9
1 267
91
79
52
52
52
5 378
53
73
59
ve 57 gA Kin 60 49
99
53
52
60
54
54 53
53
53
66
71 60 67 60 63 60
54
5312
36
S Peachtree Rd 5776
e Rd
29
21
11
53
58
56
0 376
58
38
4082
4062
3834
r
410 1
409 1
4068
3039
38
e
5840
5770
ht re
Av
58
270 2
94
98
4088
44
40
41
3998
3862
54
3738
rk
56
58
72
64
26
hD
410 4 40
41
41
5500
Pa
56 58
58
Peac New
59
59
59
3923
Rd
tree
0
rc
0 377
12
60
48
98
58 58 58
4 575
28
18
59
60
02
04
88
76
87
Chu
59
41
3958
ng
ch
66
60
6027
10
59
08
59 96
43
376 5
44
36
80
58
60
60
59
58
58
59
59
5876
37
63
Lo
Pea
72
20
59 593 2
52
4 587
62
30
42
68
62
56
50
3978
37
59
60
60
59
59
5878
rs
61
80
40
30
60
60
60
6011
29
27
26
20
3986
5596
37
26
7 601
99
45
4139
15
we
93
New
6077
3808
60
59
41 14
46
40
34
41 10
93
616 3
94
5982 596 8
33
0
6 604 4 604
12
38
17
38
59
14
381
Oakcliff
39
Flo
87
Rd
60
38
38
29
23 38
38
2626
16
38 3 381 9 380 5 380
11
63
42
0
38
45
5768
Cre
13
Rd
62
91
83
61
Cha
d
62
91 38
rs
lR
3947
10
611
38
Oakcliff
39
38
inte W
pe
29 38
38
97
4018
4013
4011 4009
4218
39
11
03 38
14
4219
al
39
3949
3945
35
Dor
07 39
3955
3944
39
39
3961
3954
41
39
39
13
3967
3962
Cir
4017
25
27
Ext
63
59
39
14
School Dr
26
3973
99
32
41
41
5884
7 642
28
21
41 41
10
6350
39
ay lW
38 39
65
59
4026
34
39
29
23
98
55
64
41 41 41 41
4074
55
51
22
ia
s tr
39
39 45
39
39
22
du In
39
rs
39
6 284
39 39 39
39
Dr
al
16
20
3095
3969
58
Ct
39
3915
39
39
al
44
38
28
67
69 29 71 29
45
6000
8 656
69
40
39
oto
Dor
40 4058
70
R
M
14
39 39
34
59
39
O
35
39
02
89
5
60
5965
39
39
60
07
65
3975
3964
Dor
0 396
5 395
27
41
60
658 3
65 41
3979
3976
29
C (Caitlyn Lane)
26
3997
3970
63
65
55
42
4127 2901
83
26
28 3953 3939
75
6 659
64
3991
62 29 64 29 66 29 68 29 70 29 29 72
29
40
66
4143
4007
06
te
48
ta
40
rs
3982
06
te
70
4159
42
28
40
40
In
39 3967
rk Dr
9 414
65
3985
29
31
83
27
4003
3986
29
61
2869
4245
2809
4017
3992
29
4007
4241
4023
3982
Turner St
Wi
49
nterpa
4027
3998
3996
3983
28
425 9
7 287
2909
2891
Dr
4001
41
4013
2685
59
4004
27
4033
0 402
29
60
00
4039
r
40
40 40
40
Flo
27
66
2773
2900
2892
al
81
09
12 41
2921
2915
IR
26
2797 12
27
4131
Ct Mill Vale
2916
2908
26
4282
4276
4047
4026
No Information
City Zoning Map 3725 Park Avenue Doraville, Georgia 30340
(770) 451-8745 ~ www.doravillega.us
Including City of Doraviile Annexed Areas & Addresses March 24, 2014
Legend County Boundary City Boundary
Major Roads Local Roads
Parcels
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
ZO N I N G A N D TO P O LO G I C A L S U R V E Y
B (Aspen Woods)
Winterpark Dr
42
2692
2698
2679
5
Rd
D
08
3 405
80
y
77
29
43
607
86
Ct
43 29 45 29 47 29 49 29 51 29 53 29 55 29
4015
4294
4043
26
t
28
C
Dor
H arber V alle
3987
rs
40
4032
3993
we
40
4038
4011
3999
4130
4083
54
t
73
6 405 4048
64
266 2
4017
28
4042
4003
Flo
4101
aC
4021 4017
2680
2645
2639
40
C
65 4081
72
47
26
2686
4135
40
ds
4117
40
40
05
4123
78
40
26
40
60
5000
2644
4025
Eul
te
47
2650
18
ta
40
6 408
9 403
40
40
403 3
40
rs
401 1
4044
84
te
3993
70
39
In
4020 401 0
4043 4037
403 2
4028
4090
4061
4053
4040
4 409
4069
4047
4046
4043
4032
40
6115
4044
4077
4057
4052
4049
4038
0
4061 4051
4054
4050
4081
27
27
46 29 48 29 50 29 52 29 54 29 56 29 58 29
2.1.3
41
4316
4264
65
Glade
Porter
8 409
4073
4065
4064
4061
4087
4080
4071
4070
4067
2656
4079
2662
4074
2668
4080
4104
4091
oo
4304
4191
27
6
W
55
5
29
Aspen Woods Entry
4310
4193
58
41
444
Aspen Woods Entry
4328
431 1
4185
4173
411
1 411
Rd
4181
70
4115
4110
4095
4090
2674
4087
4200 4194
4121
in
4211
4186
4127
4126
dw
0
4171
4207
41
4114
4103
4098
4217
446
55 44 53 44 51 44 49 44 47 44
57
t
4322
4319
427 2
4203
4180
4120
4109
4104
4097
2765
4325
C
4371
4371
4242
4176
41
00
Mill Ct
4115
4110
2746
4358
4334
66
W oo
4225
94
4086
4079
2786
4085
1 263
4099
4091
2824
2816 2812
2808
2804
28
2790
18 41
4090
4107 4103
4212 4206
2820
2817 2813 2809
9 279
69
McAuliffe Dr
2756
4364
4352
4346 4340
28
en
59
44
ds
3029
4371
4370
4365
4357
431 6
28
81
4388
4345
4324
Dr
53
453 5
4382
4339
2836
41
27
32
4218
2832 2828
27
IR
4096
4091
4060
4036
58
e
45
d
4376
2779
4185 4179
42
4228 4222
2836
2821
4191
4184 4178
2738
2765
5
4097
4066
5922
pe
4389
4331
2719
28
1 260
te 00
4046
5000
5 260
ta
4096 4090
4073
2829 2825
4197
2619
09
rs
4106 4102
4078
2833
4209 4203
4172
4107
4072
4058
2593 4112
2837
4215
4166
2844 2840
4160
4103
4084 4067
Way
2623
2615
Dr
Gentilly Pl
Garrett Cir
4079
Indus trial
4200
26
te
253 8
Motors
2591
2580
Barrylynn
75
4218 4212
2608
2562
2524
4098
9 401
2581
2571
25
251 6
61
2 258
In
A
4108
4066
Dr
am
re y St
Valle
6 258
4181
4171
4161
4150
2592
Avery Park Ct
6 256
4180
4170
4160
4046
4221
4222
97
78 25 2 257
419 1 418 1
4169
co
lR
4394
4351
4268
pe
oo
d
41
4191
Chi
4400
4397
4383
4368
rs
ha
B
4406
4405
4377
4360
4336
te
C
4418 4412
4371
4354
44
Asp
4455
4449
2856
4411
4348
4330
4467
R liff
2845 2841
4388 4380 4374
0 450
92
2732
Johnnys Ln
4233 4227
4394
35
41
4407
439 6
67
4236
4204
440 4
4400
in W
4461
akc O
4256
or 2651
4209
4199
9 447
N Carver Cir Connect
09
4208 4198
435 0 434 4
4487
4189
42
439 7
4479
2855
80
89
4561
4473
4417
4408
5 441
4412
439 1
4495
4245
4233
4221
2662
4244 4236 4226 4218
4426
05
444 6
eland Dr
4414
1 442
45 67
21
15
95
4485
2838
Hom
29
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
435 6
4454
44 13
84
2633
10
44
438 8
4336
Beacon Dr 21
24
24
440 0
436 2
Cir
Fleet
Van
14
24
44
439 4
99
269 5
43
8 241
26
65
4425
440 6
270 3
62 44
27
43
6363
66
68
4353 2576
2564
44
441 4
270 7
438 2
77
85
44
82
07
09
64
81 64
4482
74
67
25
75
77
66 6675
44
64
71
2 242
43
2692
89
64
18
23
84
4363
24
25
30
25
5 250
29
24
8 242
26
4375
Van Fleet Cir
2499
35
24
2434
40
25
25
41
24
2440
2576
68
25
6 254
24
6 244
2 255
7 244
0 256
2 251 8 250
24
2491
3 245
2452
5 648
87
64
75
84
NB
Rd
cess
Ac IB
442 6
00
64
64
25
14
ay Dr
Ridgew
5 246
2458
25
2504
2500
2496
68
2492
2488
24
2482
72
8 247
24 246 4
26
83
5 648
6411
43
4078
2667
27 00
64
15 2711
6491
01
64
A (Avery Park)
4088
27
6551
2580
74
2675
2625
4427
44
5 439
6701
SB
Rd
cess
P
5 655
4429
2576 2574
63
41
41
2572
2558
4188
2676
26
7 265
2578
2550 2552 2554 2556
7
66
6596
B Ac
49
3
Chestnut Dr
d Dr
26
2549 2551 255
25 80
2548
25 55
255
25 59
lan Home
4461
2546
2547
4 266
4473
PI
16
6 264
4483
2 265
7
2542
2670
85
r
44
eD
89
8 265
258
25 41
6630
6626
44
45
44
W
01
67
1
rk
259
258 9
Cla
2596
en
46
67
2595
2598
vd
ac
2597
2600
9
al Bl
81
Asp
4588
Pe
ustri
4594
2599
2602
Ind
htree
6817
2601
3 680
2606
us
44
287 7 287 9 288 1 288 3 2885
Pe
2605
2608
Ind
ee
achtr
vd
2906
y
Bl trial
1 682
2610
2545
lR
2444
Valle
2607
m Dr
25 75
rial Blv d
ers Rd Flow
rial Blv d
Peachtr ee Ind ust
2442
2609
2612
St rea
5 681
Peachtr
Walker Rd
2611
4652
ee Ind ust
03
257 2
2457
2616
25 35
Ct
245 5
2615
2618
25 37
Park
2453
2617
2620
25 66
2451
261 9
262 2
y Aver
244 9
2621
2624
253
4500
67
2434
2438
2436
2432
2440
2.1: SITE CONTEXT
0
Scale: 1" = 1,200' (11x17 sheet) 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
2.1.4 H I S T O R I C A L
1822 DeKalb County received its charter
PA T T E R N O F S I T E
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)
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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
BIBLIOGRAPHY Demos, T. (2013). The Migrant Image: The Art and Politics of Documentary during Global Crisis. Durham: Duke University Press. Elliott, A. (2013, January 1). Invisible Child:. Retrieved May 1, 2014, from http://www.nytimes.com/projects/2013/invisible-child/ Hall, E. (1966). The Hidden Dimension. Garden City, N.Y.: Doubleday. Mitchell, K. (2004). Geographies of identity: Multiculturalism unplugged. Progress in Human Geography, 28(5), 641-651. Montilla, A. (n.d.). Urban Geography of Multiculturalism. New Constellation New Ecologies, (101.6 Populations/Networks/Datascapes: From Cloud Culture to Informal Communities). Walcott, S. (2002) “Overlapping Ethnicities and Negotiated Space: Atlanta’s Buford Highway”. Journal of Cultural Geography 20:51-75