Le Blanc - Andrews Handout
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Transcript of Le Blanc - Andrews Handout
INCREMENTAL URBANISM
THE AUTO AND THE PEDESTRIANRECONSIDERED IN
GREYFIELD DEVELOPMENTSMICHAEL GAMBLE, AND W. JUDE LEBLANC
WITH DR. CATHERINE ROSS
FUNDED BY THE CENTER FOR QUALITY GROWTH ANDREGIONAL DEVELOPMENT
COLLEGE OF ARCHITECTUREGEORGIA INSTITUTE OF TECHNOLOGY
ADDITIONAL FUNDING FROM THE NEA - ARCHITECTURE FOR SOCIAL JUSTICE AWARD PARTNERSHIPS IN TEACHINGASSTANCE BY RYAN CROOKS, PAUL GRETHER, TED HITCH, MEHUL PATEL, WAAFA SABIL, MUTHUKUMAR SUBRAMANYAM
DORAVILLE
PEACHTREE DEKALBAIRPORT
INTERSTATE 85
NORTHEAST PLAZA SHOPPING CENTER
THE PERIMIETER285
8 M
ILES
Our research examines the link between public health and the built
environment. A number of studies conclude that
low-density auto-oriented development, like Buford Highway, may have some adverse affect on
public health.
Health is affected at the scales of the individual, the neighborhood social
unit and the larger ecological system.
While there is significant writing on the subject, there are few examples of exactly how to implement change.
Greyfield sites are strategically chosen in order to focus on the relationship
between architectural projects, public policy and community design.
Our hypothesis is that in Greyfields revised relationships between
interconnectivity, parking requirements, mixed use-density and public transportation are needed to
produce healthier environments.
We are exploring an urbanism of increments.
WHAT IS A GREYFIELD?
BROWNFIELD GREENFIELDGREYFIELD
GREYFIELD DEFINED
Greyfield is a relatively new term. Frequently used to describe abandoned retail malls, a
greyfield can be broadly defined as an underused, site without gross environmental damage.
BUFORD HIGHWAY
TRANSPORATION INFRASTRUCTURE
TRANSPORTATION
MARTA
•Bus route #39 is one of the top 3 ridership routes for MARTA
•Buford Highway is a high priority BRT corridor
GDOT
•Constructed the facility and operates / maintains
•Considers it an emergency alternate to I-85
•35,000 vehicles per day
BUFORD HIGHWAY PROPER:
STREETS
STATE ROAD OWNERSHIP
BUFORD HIGHWAY
BUFORD HIGHWAY PROPER:
DEKALB SUBDIVISION REGULATIONS
CHAMBLEE SAVANNAH
CHAMBLEE MIDTOWN
HOUSE SCHOOL
The arterial strategy of controlling traffic promotes cul-de-sacs and diminishes
roadway connectivity.
BUFORD HIGHWAY PROPER:
LAND USE AND PARCEL MAP
BUFORD HIGHWAY PROPER:
YIELD OF SUBDIVISION REGULATIONS AND ZONING
Sec. 21-14. Height and setback requirements. (a) All signs shall be set back as follows:
(1) Ten (10) feet from the curbline of each street adjacent to the lotauthorized curb cut exists; (applicable to all zoning districts);(2) If the right-of-way is more than ten (10) feet from the curbline asat least one (1) foot from the right-of-way (applicable to all zoning dis(3) In a residential zoning district, if the distance between the right othan fifteen (15) feet, signs shall be setback two-thirds ( 2/3) of the distprincipal structure on the lot on which the sign is located.(4) Along all lot lines which are not adjacent to a road with an auththe buildable area of the lot. (5) No sign greater than fifteen (15) feet high shall be placed withinchurch, school, park or cemetery, any residential zoning district boundproperty.(6) All signs shall be so located and shall provide such vertical clearunobstructed passage for pedestrians and vehicles.
the result of existing zoning, lines around the parcel indicate minimum setback requirements
Sec. 27-601. Lot width; lot area; setbacks. The following requirements shall apply to all lots and structures in the C-2 (General Commercial) District:(a) Lot width: All lots shall have at least one hundred (100) feet of frontage as measured along the public street frontage.(b) Minimum lot area: Thirty thousand (30,000)
square feet.(c) Minimum setback requirements:(1) From public streeta. Front yard setback: Seventy-five (75) feet.(2) Interior side yard: Twenty (20) feet, five (5)
feet of which shall be planted and landscaped.(3) Rear yard: Thirty (30) feet.
(Ord. No. 99-11, Pt. 1, 4-13-99)
the result of existing zoning, lines around the parcel indicate minimum setback requirements
Sec. 27-601. Lot width; lot area; setbacks. The following requirements shall apply to all lots and
structures in the C-2 (General Commercial) District:(a) Lot width: All lots shall have at least one hundred (100) feet of frontage as measured along the public street frontage.(b) Mi i l t Thi t th d (30 000)
BUFORD HIGHWAY PROPER: THE
BASE CASE
PROGRESSIVE ZONING STRATEGIES WORTH
CONSIDERING
CITY OF CHAMBLEESection 306. IV-O International Village overlay district.
This is an overlay zoning district that is intended to encourage a mix of uses both horizontally and vertically on sites and in structures, to encourage creativity in the site planning process, to allow for joint use of parking facilities where appropriate, and to allow for additional density based on the provision of additional useable open space where appropriate, within the area designated in the International Village Master Plan. The purpose of this overlay district is to provide certain reductions in restrictions otherwise imposed by each of the various zoning districts included within the overlay district to achieve this intent.
BUFORD HIGHWAY PROPER: A
HEALTH AND SAFETY CONCERN
FIRST
LAYER DIAGRAMS – FAST, MEDIUM, SLOW CONFIGURATIONS
BUS STOPS : BEFORE
BUS STOPS : AFTER
TWO SITESAND
FOUR STRATEGIES
DORAVILLE+
NORTHEAST PLAZA
EXISTING PROPOSED
PROPOSED CHANGES
FRONT YARD SETBACK - DECREASED
SIDE YARDS -BECOMES STREET IN SOME CASES W/PARKING– PRIVATELY HELD PUBLIC ACCESS
PARKING – SHARED AND/OR ON STREET
F.A.R. - INCREASED
NORTHEAST PLAZA
TABULA RASA AND INCREMENTAL
TWO SITES AND FOUR PLANNING STRATEGIES
DORAVILLETHE MASTER PLAN STRATEGY
DORAVILLETHE INCREMENTAL STRATEGY
Super Block Existing Street Configuration
New Block Configuration based onCut Throughs and Property lines.
Super Block Retrofit with New Streets
ARCHITECTURAL PROTOTYPES:REFINING COMPONENTS
FOR A STRATEGY
OFINCREMENTAL URBANISM
THE LINER BUILDING AS
INFILL STRATEGY
EXISTING PROPOSED
PROPOSED CHANGES
FRONT YARD SETBACK - DECREASED
SIDE YARDS -BECOMES STREET IN SOME CASES W/PARKING– PRIVATELY HELD PUBLIC ACCESS
PARKING – SHARED AND/OR ON STREET
F.A.R. - INCREASED
LINER: THE THIN WALL ARCADE
LINER: THE THIN WALL ARCADE : BEFORE
LINER: THE THIN WALL ARCADE : AFTER
LINER: THE THIN WALL ARCADE : BEFORE
LINER: THE THIN WALL ARCADE : AFTER
LINER: THE THIN WALL ARCADE : BEFORE
LINER: THE THIN WALL ARCADE : AFTER
LINER: THE THIN WALL ARCADE : AFTER
LINER: THE OREO DECK
LINER: THE OREO DECK PRECEDENT
LINER: THE OREO DECK - BEFORE
LINER: THE OREO DECK - AFTER
LINER: THE OREO DECK - AFTER
LINER: THE WRAPPED GARAGEThis building type is conceived to work within the 60-75 foot front yard setback restriction of most commercial zoning. This building consists of retail space on the ground and a quick ramp up to parking on the second floor with the third floor given over to uses such as office space or restaurants (uses that do not rely on foot traffic to succeed.) Parking on the second floor adds to the overall cost of the project, but the benefit is connectivity at the ground level for pedestrians and a long term return for a property owner who can increase leasable space because of the additional parking that the prototype provides.
LINER: THE WRAPPED GARAGE: BEFORE
LINER: THE WRAPPED GARAGE: AFTER
LINER: GAS STATIONS/ WAREHOUSE AND CONVENIENCE STORES
LINER: GAS STATIONS/ WAREHOUSE AND CONVENIENCE STORES : BEFORE
LINER: GAS STATIONS/ WAREHOUSE AND CONVENIENCE STORES : AFTER
WITH ASSTANCE BY PAUL GRETHER, MEHUL PATEL, RYAN CROOKS,TED HITCH, MUTHUKUMAR SUBRAMANYAM