Le Blanc - Andrews Handout

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

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  • 1. INCREMENTAL URBANISM THE AUTO AND THE PEDESTRIAN RECONSIDERED IN GREYFIELD DEVELOPMENTS MICHAEL GAMBLE, AND W. JUDE LEBLANC WITHDR. CATHERINE ROSSFUNDED BY THE CENTER FOR QUALITY GROWTH ANDREGIONAL DEVELOPMENT COLLEGE OF ARCHITECTUREGEORGIA INSTITUTE OF TECHNOLOGYADDITIONAL 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

2. THE PERIMIETER 285 DORAVILLE PEACHTREE DEKALBAIRPORTS ILE 8M INTERSTATE 85NORTHEAST PLAZASHOPPING CENTER 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. Health is affected at the scales of theindividual, the neighborhood social unit and the larger ecological system.While there is significant writing on thesubject, there are few examples ofexactly how to implement change. 5. Greyfield sites are strategically chosenin order to focus on the relationship between architectural projects, public policy and community design.Our hypothesis is that in Greyfieldsrevised relationships between interconnectivity, parking requirements, mixed use-density andpublic transportation are needed to produce healthier environments. 6. We are exploring an urbanism ofincrements. 7. WHAT IS A GREYFIELD? BROWNFIELDGREENFIELD GREYFIELD 8. GREYFIELD DEFINEDGreyfield is a relatively new term.Frequently used to describe abandoned retail malls, a greyfield can be broadly defined as an underused, site withoutgross environmental damage. 9. BUFORD HIGHWAYTRANSPORATION INFRASTRUCTURE 10. TRANSPORTATIONMARTA 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. BUFORD HIGHWAY PROPER:STREETS STATE ROAD OWNERSHIP BUFORD HIGHWAY 12. BUFORD HIGHWAY PROPER: DEKALB SUBDIVISION REGULATIONS 13. CHAMBLEE SAVANNAH CHAMBLEE MIDTOWN 14. SCHOOL HOUSE The arterial strategy of controlling trafficpromotes cul-de-sacs and diminishesroadway connectivity. 15. BUFORD HIGHWAY PROPER: LAND USE AND PARCEL MAP 16. BUFORD HIGHWAY PROPER:YIELD OF SUBDIVISION REGULATIONS AND ZONING 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. 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) 19. the result of existingzoning, lines around theparcel indicate minimumsetback 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 ltThi t th d (30 000) 20. BUFORD HIGHWAY PROPER: THEBASECASEPROGRESSIVE ZONINGSTRATEGIES WORTH CONSIDERING 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. BUFORD HIGHWAY PROPER:AHEALTH AND SAFETYCONCERNFIRST 23. LAYER DIAGRAMS FAST, MEDIUM, SLOW CONFIGURATIONS 24. BUS STOPS : BEFORE 25. BUS STOPS : AFTER 26. TWO SITES AND FOUR STRATEGIES DORAVILLE+ NORTHEAST PLAZA 27. EXISTINGPROPOSEDPROPOSED CHANGESFRONT YARD SETBACK - DECREASED SIDE YARDS -BECOMES STREET IN SOME CASES W/PARKING PRIVATELY HELD PUBLICACCESSPARKING SHARED AND/OR ON STREET F.A.R. - INCREASED 28. NORTHEAST PLAZATABULA RASA AND INCREMENTAL 29. TWO SITES AND FOUR PLANNING STRATEGIES 30. DORAVILLE THE MASTER PLAN STRATEGY 31. DORAVILLE THE INCREMENTAL STRATEGY 32. Super Block Existing Street Configuration 33. New Block Configuration based on Cut Throughs and Property lines. 34. Super Block Retrofit with New Streets 35. ARCHITECTURAL PROTOTYPES:REFINING COMPONENTSFOR ASTRATEGYOF INCREMENTAL URBANISM 36. THE LINER BUILDING ASINFILL STRATEGY 37. EXISTINGPROPOSEDPROPOSED CHANGESFRONT YARD SETBACK - DECREASED SIDE YARDS -BECOMES STREET IN SOME CASES W/PARKING PRIVATELY HELD PUBLICACCESSPARKING SHARED AND/OR ON STREET F.A.R. - INCREASED 38. LINER: THE THIN WALL ARCADE 39. LINER: THE THIN WALL ARCADE : BEFORE 40. LINER: THE THIN WALL ARCADE : AFTER 41. LINER: THE THIN WALL ARCADE : BEFORE 42. LINER: THE THIN WALL ARCADE : AFTER 43. LINER: THE THIN WALL ARCADE : BEFORE 44. LINER: THE THIN WALL ARCADE : AFTER 45. LINER: THE THIN WALL ARCADE : AFTER 46. LINER: THE OREO DECK 47. LINER: THE OREO DECK PRECEDENT 48. LINER: THE OREO DECK - BEFORE 49. LINER: THE OREO DECK - AFTER 50. LINER: THE OREO DECK - AFTER 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. LINER: THE WRAPPED GARAGE: BEFORE 53. LINER: THE WRAPPED GARAGE: AFTER 54. LINER: GAS STATIONS/ WAREHOUSE AND CONVENIENCE STORES 55. LINER: GAS STATIONS/ WAREHOUSE AND CONVENIENCE STORES : BEFORE 56. LINER: GAS STATIONS/ WAREHOUSE AND CONVENIENCE STORES : AFTER 57. WITH ASSTANCE BY PAUL GRETHER, MEHUL PATEL, RYAN CROOKS, TED HITCH, MUTHUKUMAR SUBRAMANYAM