Le Blanc - Andrews Handout

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Le Blanc - Andrews Handout Gulf Coast Green 2009, Houston, Texas

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Le Blanc - Andrews Handout

  1. 1. INCREMENTAL URBANISM THE AUTO AND THE PEDESTRIAN RECONSIDERED IN GREYFIELD DEVELOPMENTS MICHAEL GAMBLE, AND W. JUDE LEBLANC WITH DR. CATHERINE ROSS FUNDED BY THE CENTER FOR QUALITY GROWTH AND REGIONAL DEVELOPMENT COLLEGE OF ARCHITECTURE GEORGIA INSTITUTE OF TECHNOLOGY ADDITIONAL FUNDING FROM THE NEA - ARCHITECTURE FOR SOCIAL JUSTICE AWARD PARTNERSHIPS IN TEACHING ASSTANCE BY RYAN CROOKS, PAUL GRETHER, TED HITCH, MEHUL PATEL, WAAFA SABIL, MUTHUKUMAR SUBRAMANYAM
  2. 2. THE PERIMIETER 285 DORAVILLE PEACHTREE DEKALB AIRPORT S ILE 8M INTERSTATE 85 NORTHEAST PLAZA SHOPPING CENTER
  3. 3. 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.
  4. 4. 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.
  5. 5. 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.
  6. 6. We are exploring an urbanism of increments.
  7. 7. WHAT IS A GREYFIELD ? BROWNFIELD GREENFIELD GREYFIELD
  8. 8. 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.
  9. 9. BUFORD HIGHWAY TRANSPORATION INFRASTRUCTURE
  10. 10. 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
  11. 11. BUFORD HIGHWAY PROPER: STREETS STATE ROAD OWNERSHIP BUFORD HIGHWAY
  12. 12. BUFORD HIGHWAY PROPER: DEKALB SUBDIVISION REGULATIONS
  13. 13. CHAMBLEE SAVANNAH CHAMBLEE MIDTOWN
  14. 14. SCHOOL HOUSE The arterial strategy of controlling traffic promotes cul-de-sacs and diminishes roadway connectivity.
  15. 15. BUFORD HIGHWAY PROPER: LAND USE AND PARCEL MAP
  16. 16. BUFORD HIGHWAY PROPER: YIELD OF SUBDIVISION REGULATIONS AND ZONING
  17. 17. 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 lot authorized curb cut exists; (applicable to all zoning districts); (2) If the right-of-way is more than ten (10) feet from the curbline as at 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 o than fifteen (15) feet, signs shall be setback two-thirds ( 2/3) of the dist principal structure on the lot on which the sign is located. (4) Along all lot lines which are not adjacent to a road with an auth the buildable area of the lot. (5) No sign greater than fifteen (15) feet high shall be placed within church, school, park or cemetery, any residential zoning district bound property. (6) All signs shall be so located and shall provide such vertical clear unobstructed passage for pedestrians and vehicles.
  18. 18. 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 street a. 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)
  19. 19. 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 lt Thi t th d (30 000)
  20. 20. BUFORD HIGHWAY PROPER: THE BASE CASE PROGRESSIVE ZONING STRATEGIES WORTH CONSIDERING
  21. 21. CITY OF CHAMBLEE Section 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.
  22. 22. BUFORD HIGHWAY PROPER: A HEALTH AND SAFETY CONCERN FIRST
  23. 23. LAYER DIAGRAMS – FAST, MEDIUM, SLOW CONFIGURATIONS
  24. 24. BUS STOPS : BEFORE
  25. 25. BUS STOPS : AFTER
  26. 26. TWO SITES AND FOUR STRATEGIES DORAVILLE + NORTHEAST PLAZA
  27. 27. 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
  28. 28. NORTHEAST PLAZA TABULA RASA AND INCREMENTAL
  29. 29. TWO SITES AND FOUR PLANNING STRATEGIES
  30. 30. DORAVILLE THE MASTER PLAN STRATEGY
  31. 31. DORAVILLE THE INCREMENTAL STRATEGY
  32. 32. Super Block Existing Street Configuration
  33. 33. New Block Configuration based on Cut Throughs and Property lines.
  34. 34. Super Block Retrofit with New Streets
  35. 35. ARCHITECTURAL PROTOTYPES: REFINING COMPONENTS FOR A STRATEGY OF INCREMENTAL URBANISM
  36. 36. THE LINER BUILDING AS INFILL STRATEGY
  37. 37. 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
  38. 38. LINER: THE THIN WALL ARCADE
  39. 39. LINER: THE THIN WALL ARCADE : BEFORE
  40. 40. LINER: THE THIN WALL ARCADE : AFTER
  41. 41. LINER: THE THIN WALL ARCADE : BEFORE
  42. 42. LINER: THE THIN WALL ARCADE : AFTER
  43. 43. LINER: THE THIN WALL ARCADE : BEFORE
  44. 44. LINER: THE THIN WALL ARCADE : AFTER
  45. 45. LINER: THE THIN WALL ARCADE : AFTER
  46. 46. LINER: THE OREO DECK
  47. 47. LINER: THE OREO DECK PRECEDENT
  48. 48. LINER: THE OREO DECK - BEFORE
  49. 49. LINER: THE OREO DECK - AFTER
  50. 50. LINER: THE OREO DECK - AFTER
  51. 51. LINER: THE WRAPPED GARAGE This 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.
  52. 52. LINER: THE WRAPPED GARAGE: BEFORE
  53. 53. LINER: THE WRAPPED GARAGE: AFTER
  54. 54. LINER: GAS STATIONS/ WAREHOUSE AND CONVENIENCE STORES
  55. 55. LINER: GAS STATIONS/ WAREHOUSE AND CONVENIENCE STORES : BEFORE
  56. 56. LINER: GAS STATIONS/ WAREHOUSE AND CONVENIENCE STORES : AFTER
  57. 57. WITH ASSTANCE BY PAUL GRETHER, MEHUL PATEL, RYAN CROOKS, TED HITCH, MUTHUKUMAR SUBRAMANYAM

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