Thesis Prep Trimmed
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The suburban home is a conceptual symbol of the American Dream available for purchase. As a symbol, its emphasis on surface lead to repetition and homogeneity.
This, aided by auto-centric development and the introduction of the air conditioner, facilitated a lack of interaction at the community scale.
During the post-World War II period, white flight from the cities combined with suburban housing policies excluding minorities created all-white Privatopias.
As a reaction to Civil Liberties, the suburbs began to utilize exclusionary zoning in order to separate low-income non-Whites from middle-class residents.
Single-Family
Two-Family
Multi-Family
Retail
Commercial
Industrial
The notions of suburbia are at odds with reality. Today, as Whites move back to cities, in the wake of the foreclosure crisis, minorities are rapidly being drawn in.
0
10
20
30
40
50
60
70
80
Whites Asians Hispanics Blacks
76.7 77.8
57.161.9
53.758.7
43.0
50.5
Share of Population in Suburbs by Race/Ethnicity
2000 2008
This places us in a timely position to break down segregated suburban enclaves and redefine the suburb as a collective of strategic urbanity and community.
HISTORIC IMMIGRATION
Historically, immigrating minorities would first move to cities, and upon acquiring an economic foothold, might move out to the suburbs.
EMERGING IMMIGRATION
Today, immigrants are increasingly moving directly to suburbs, foregoing any significant experience with major urban environments.
Overall
Westchester County Population Change, 2000-2010
White Black HispanicAsian
Population Change
HispanicWhite AsianBlack
Like many other regions, Westchester County, and its image of upper-middle class White society, is experiencing a demographic shift.
Population Change
HispanicWhite AsianBlack
The Town of Ossining is a microcosm of this shift, yet positions itself in a precarious situation, containing two distinct villages: Ossining and Braircliff Manor.
Ossining/Briarcliff Manor Population Change, 2000-2010
OSSBRI
OSSBRI
OSSBRI
OSSBRI
OSSBRI
The Village of Ossining is home to 7,543 foreign born residents which account for 30% of its population whereas the Village of Briarcliff Manor is home to only 833.
BRIARCLIFF MANOR is home to only 833 foreign born residents which account for 10% of its population.
10.1% of OSSINING’s residents were born in Ecuador - the third highest percentage in the country.
10.1% of the Village of Ossining’s residents were born in Ecuador - the third highest percentage in the country. These immigrants are coming from mostly rural areas.
Consequently, the Village of Ossining is only 37.1% White whereas the Village of Briarcliff Manor is 83.2% White.
Hispanic Asian Black White
WESTCHESTERBRIARCLIFF MANOROSSINING
It follows that this division is reflected not only in the racial make-up of the villages, but also in the household income data.
0
50000
100000
150000
200000
Median Household Income
WestchesterBraircli� ManorOssining
The development and zoning of the two villages is also markedly different. 58.05% of Ossining’s residences are single family while Briarcliff is at a staggering 95.09%.
Condominium Multi-Family Two + Three Family Multi-Structure Estate and Rural Single-Family
WESTCHESTERBRIARCLIFF MANOROSSINING
It follows that the discord is also present in both the provision of open space and the overall density in the two villages.
0.00
0.03
0.06
0.09
0.12
0.15
Open Space Acerage Per Residential Unit
0
2
4
6
8
10
Residential Density
WestchesterBraircli� ManorOssining
As the population rose, the county became more segregated. All the new low-income housing was erected in towns that already had well represented minority populations.
Single-Family Residence Multi-Family Residence Business
N
Single-Family Residence Multi-Family Residence Business
N
In the midst of cultural and economic transformation, towns made use of zoning to prevented the construction of high-density housing in White neighborhoods.
OSSINING
Non-eligible municipalities
Ownership HousingOwnership Housing w/Rental Unit(s)Rental Housing
10 units
1 unit
83 units
36 units
18 units
14 units
9 units
2 units1 unit
26 units
3 units
3 units
17 units
BRIARCLIFF MANOR
46 units
3 units 2 units
2 units
4 units
In response to the mandates from the Obama Administration, Westchester has set forth a plan to construct a mere 297 affordable housing units throughout the county.
While mass rebuilding of the suburbs is not possible, we can use the current flux status of zoning to position a new intervention which might break down enclaves.
ASAPAB
TYPICAL ELEMENTARY STRUCTURE
Historically, schools attempted to break barriers through integration. However, students were assigned to schools based on location, thereby segregating them economically.
OSSINING ELEMENTARY STRUCTURE
Ossining actually has a unique precedent for its school system. It demonstrates the community’s interest in establishing a more positive heterogeneity.
Unfortunately, the two villages have their own school districts. Worse yet, Briarcliff students actually drive farther away from diverse Ossining en route to school.
OSS
BRI
OSSBRI
HIGH
5TH
3RD+4TH
MID
1ST+2ND
ELEM
HIGH
MID
PRE-K+K
OSSI
NING
SCH
OOLS
BRIA
RCLIFF SCHOOLS
OSS
BRI
OSSBRI
?
AVOID
Everywhere except in the low-income apartment and residential zone, there are an abundance of roads crossing the line between the villages.
OSS
BRI
OSSBRI
Thus, the existing roadways establish a convoluted path to the new “go-to” Stop ‘n Shop supermarket from Briarcliff.
OSS
BRI
OSSBRI
OSS
BRI
OSSBRI
A new shortcut has the potential to increase flow to and from this destination. The site, via its location along a along this shortcut, increases in validity.
OSS
BRI
OSSBRI
OSS
BRI
OSSBRI
McApt
Of
More importantly, the site straddles the conceptual and literal seam between villages, on one side low income and ethic, and on the other mostly white upper-middle class.
Presently, the site is an unprogrammed linear greenspace which functions as a microcosm of the conceptual and literal division between Ossining and Briarcliff.
By programming this space we can bring the two communities into contact with each other...
Creating a membrane that they may pass between.
Distributing the program establishes a north-south axis where one experiences the transition between communities.
As this infrastructure passes between the backyards of these residences, it subverts the traditional role of the facade as presentation unto the community.
However, the suburban facade is also a device for controlling privacy. As such it has an underlying logic which can actually generate familiarity and exploration.
KITCHENSCREENED IN PORCH
PORCH FRONT YARDBACK YARD
TREES
SIDEWALK
FENCESHRUBBERY
STREETBEDROOMS
Comfort and familiarity are manifested via the delamination of the facade into a deep space, establishing a series of intermediary, interpenetrating zones.
We can apply these logics to generate hybrid scenarios, subvert traditional public/private relationships and create moments of inclusion and exclusion.
MATERIALIZE DIVISIONMAINTAIN CONDITION
FREE TRADE ZONE VISUAL PERMEABILITY CENTRAL VOID
REINFORCE HIERARCHY
INVERSION
MOAT
By creating a glitch in the system of daily routines, we might effectively introduce these cultures to one another without forcing them to reside in perpetual adjacency.
ASAPAB
PROGRESSIONAB
GYM + SPORTS FACILITIES
PARK
LAUNDROMAT +DRY CLEANING
CAFES +BARS
MARKETBATHS
Each of the typical suburban programs can be fractured and redistributed, creating an ideal organization/codification of adjacencies to generate unique conditions of overlap.
A linear infrastructure linking cultures and destabilizing insular enclaves, recollecting community and urbanity,
promoting the suburbs as a revitalized landscape suitable for shifting demographics via the mediation of division.