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