North Dekalb Redevelopment To promote Health and Wellbeing by creating a mixed- use, walkable, diverse neighborhood. Team: Sakshi Nanda, Vitor Leite Goncalves, Zhexin Yu
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What if the North DeKalb Mall was a mixed-use, healthy, and walkable neighborhood for all? The mall was an important gathering space for DeKalb County for fifty years. Like many malls, it is no longer living up to its full potential. What if the mall property revived as a vibrant town center with parking lots transformed into green gathering spaces? Seventy- five percent of residents in the three census tracts are one or two person households, yet almost all of the housing is single-family. This does not allow downsizing seniors to age in the community. Nor does it allow the high percentage of singleparent households to share parenting easily. We address this need by providing diverse housing and gathering spaces. At the same time, higher density housing supports a walkable, healthier, and affordable neighborhood. This contributes to health and affordability as sixtysix percent of people drive thirty to forty miles daily and spend a higher proportion of their income on travel. The project aims to promote affordability, health, and sustainability by redeveloping the mall with outdoor gathering spaces, a healthy food forest, and a parking district. The parking district’s garages are designed to be retrofittable in the future so the community can be car-free.
In the face of climate change, we want to be a demonstration project for Dekalb County of meeting the 2030 Challenge by committing to reduce the total energy consumption of buildings by thirty percent before 2030. By optimizing building massing, orientation, design, and construction quality (higher insulation, airtightness, and fewer number of thermal bridges) this redevelopment project increases the energy efficiency without any significant addition to the initial cost of its buildings. We are also addressing sustainability and resiliency through stormwater management. The plan revives the original topography, creates retention ponds and a comfortable microclimate.
MARKET OPPORTUNITY
75% 35.3%
13.9%
Children Living with single parent Total Population 1,396 for the three tracts
6.3% 2.6%
46.8%
40.8%
2.6% Number of people per household
Total Population 7,936 for the three tracts
11.9%
18.2%
Social Explorer Tables: ACS 2019 (5-Year Estimates) (SE), ACS 2019 (5-Year Estimates), Social Explorer; U.S. Census Bureau
39.3% 46.8%
29.1%
40.8%
North DeKalb
13.9%
23%
Children Living with single parent
Seventy-five percentage of residents in the There is a high proportion of single-parent households. Total Population 1,396 parent for the three tracts Children Living with single three census tracts are one or two person USA Total Population 1,396 for the three tracts households, yet almost all of the housing is single family. Social Explorer Tables: ACS 2019 (5-Year Estimates) (SE), ACS 2019 (5-Year Estimates), Social Explorer; U.S. Census Bureau
6.3% 2.6%
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Age Group of people
There is a need toTotal plan a neighborhood for all age groups. Population 18,674 for the three tracts Under 18
18 - 34
35 - 64
65 +
Childr
Social Explorer Tables: ACS 2019 (5-Year Estimates) (SE), ACS 2019 (5-Year Estimates), Social Explorer; U.S. Census Bureau
Total
53.7% neral Health ondition(%)
46.3% Georgia: 48.0%
and Nurtrition
HEALTH OPPORTUNITY
badly about themselves Panthersville: 18.9% Georgia: 20.8%
Average BMI Panthersville: 30.6 Georgia: 29.0
hersville, Georgia, city data
People not drinking alcohol at all North Dekalb: 11.8% Georgia: 11.0%
Health Diet Rate North Dekalb: 52.0% Georgia: 48.0%
Health and Nutrition
Number of convenienceNumber of conve stores(no gas): 6 stores(no gas): 60 North Dekalb: North Dekalb: 0.82 /10,000 pop. 0.82 /10,000 pop. Georgia: Georgia: 0.86 /10,000 pop. 0.86 /10,000 pop.
29.9% 29.9% 34.8% 34.8% People Walking Obesity Obesity People Walking or Bicycling(%) Rate(%) Rate(%) or Bicycling(%)
HEALTH HEALTH Diet Health(%) DATA
People feeling badly about themselves
57.6% General Health 57.6% Condition(%)General Health
52.0% 52.0% Diet Health(%)
North Dekalb: 19.8% Georgia: 20.8%
DATA
23.9%
Average BMI
People who have little interest23.9% in doing things (%)
North Dekalb: 28.2 Georgia: 29.0
Condition(%)
9.7% Diabetics(%)
People who have little interest in doing things (%)
9.7% Diabetics(%)
Social Explorer Tables: North Decatur, Georgia, city data
Social Explorer Tables: North Decatur, Georgia, city data
Number of Number of convenience stores(with gas): convenience FOODgas): stores(with 259 North Dekalb: 3.53 /10,000 pop. Georgia: 5.12 /10,000 pop.
Number of full-service restaurants: 520
FOOD ENVIRONMENT 259 ENVRIONMENT STATISTICS North Dekalb: North Dekalb: 3.53 /10,000 pop. Georgia: 5.12 /10,000 pop.
Number of grocery stores: 128
North Dekalb: 1.75/10,000 pop. Georgia: 1.91/10,000 pop.
7.09 /10,000 pop. STATISTICS Georgia: 7.41 /10,000 pop.
Number of grocery stores: 128
North Dekalb: 1.75/10,000 pop. Georgia: 1.91/10,000 pop.
Social Explorer Tables: North Dekalb, Georgia, city data
Health annd nutrition datas are not very good but also 52.0% not bad while compared with Georgia.
57.6%
The health data in North Dekalb shows different aspects, such as diet health and general health condition. 57.6%
52.0%
34.8%
29.9% 10 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
34.8%
23.9%
Only the number of convenience stores with gas Social Explorer T station is lower than Georgia.
BIG IDEA
ENVIRONMENTAL HEALTH
MENTAL HEALTH
BIOPHILLIA COMMUNITY INTERACTION
PHYSICAL HEALTH WALKABILITY HEALTHY FOOD
PUBLIC HEALTH
HEALTH
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EFFICIENT DAYLIGHT OPEN SPACES AIR QUALITY
DESIGN STRATEGY N Dru
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Iniating commercial spaces that cater to the healthcare, startups and co-working spaces with a goal of reducing the vehicle miles travelled. La
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Walkable, bikeable, healthy town center with an aim to reduce car dependency in the near future.
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WELLBEING COMMERCIAL
Providing diverse housing for all age groups with access to efficient day light, gathering space and active street fronting retail at the ground level.
HOUSING
TRANSIT H E A LT H
Proposing a bus stop for two Marta buses that would connect the site to its vicinity. y
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PA R K I N G DISTRICT
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Community Garden
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Open space to encourage a space for performance, learning activities, farmer’s market to promote a holistic lifestyle.
ABUNDANT OPEN S PA C E
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Three mixed- use structures that will be completely retrofittable in future. n
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URBAN FRAMEWORK The network of streets are planned with a special focus on the central square and the tactical crossings around it. The grid is derived from the existing Birch Road, Oak Tree Road.
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BUS ROUTE
PARKING DISTRICT
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Marta Route 8 Marta Route 75 18 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
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Parking District is a multi-use structure with retail on the ground, housing/commercial on top with a central parking garage. The roof top has a potential for garden and solar panels. There are 3 parking structures that can accomodate 1800 cars and will host the shared cars and electric charging points.
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The form based Regulatory Plan highlights the significant natural and civic zones.
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REGULATORY PLAN
The community garden and the food forest on the southern side welcomes people from the vicinity to participate in the events.
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ILLUSTRATIVE PLAN
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Community Garden
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HIGH-DENSITY CHOICE
Overall perspective showing a dense neighborhood with high story mixed use apartment buildings, commercial and townhomes. 24 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
LOW-DENSITY CHOICE
Imagining the neighborhood with a low density on a similar scheme. This would be an opportunity for later phasing the project vertically. 26 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
SITE SECTIONS
Safety Living
Gathering
Rooftop Farms Lawrenceville Hwy
Central Square
Town Homes
Mixed-use
Parking Garage
Townhomes to Parking Garage EW Scale 1’’=150’
Sitting Talking
Educational Events
N Druid Hills Rd
Retail & Commerical (Health Care)
Central Square
Urban Street to Food Forest NS Scale 1’’=150’
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Amphitheatre
Civic
Food Forest
TYPICAL SECTION
Walk
Walk
Bike
Drive
Drive
Bike
Walk
Major road typical section includes pedestrian, bike lane, and drive way. The green buffer helps in conveying and carrying the water to the retention ponds across the site.
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Walk
Drive
Drive
Walk
Secondary road typical section includes a wider pedestrian, and drive way. Because on this type, traffice volume would be not too busy, so instead of creating another lane for bike it acts as a shared street.
PUBLIC SPACE N Dru
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Existing Public Space
Green Space: 115080 sqft Gathering Space:664273 sqft Total 779353 sqft 32 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
Proposed Public Space
60% Edible Landscape (food forest, community garden) 10% Water Landscape (retention pond) Total 1511050 sqft
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20% Gathering Spaces (event space, market space, recreation and health, work, eat) 10% Micro Gardens in between the buildings (courtyard spaces)
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FOOD COMPARISON
North Dekalb Mall Garden
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Driv e
Jolly Avenue Community Garden
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McDonald’s
Checkers
10 min
10
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mi ns
Chick-fil-A
Drive
Golden Corral Buf-
Umurima Wa Burundi Farm
Food Court
9 mins
Frazier Rowe Park
8m
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Zaxby’s Chicken
Decatur’s Kitchen Garden
Columbia Theological Seminary Garden
Shamrock Forest
Columbia Presbyterian Church Garden
Druid Hills Middle School Shamrock Forest
Existing Fast Food
Surrounding Community Garden
total area 43860 sqft N Dru
Clyde Shepherd Nature Preserve
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Little Creek Farm N Dru
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Medlock Park
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Community Garden
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Washington Memorial Gardens Tobie Grant Park
Sprouts Farmers Market Whole Foods Market
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Your Dekalb Farmers Market e ton
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Decatur Farmers Market
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Glenn Creek Nature Preserve
Kroger Dekalb Elementary School of the Arts
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Community Garden
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Decatur Cemetery
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Fernbank Elementary School
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Southern Culture Artisan Foods
Potential for Healthy Food points on the Site
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GROUND PARKING AREA decrease
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56%
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EFFICIENT PARKING
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Community Garden
Existing Parking
Ground Area: 1148494 sqft Parking Spots: 3235 Ratio: 355 sqft/spots 36 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
Proposed Parking
Ground Area: 206884 sqft Parking Spots: 1800 Ratio: 115 sqft/spots
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RETROFITTABLE GARAGE(BIG)
Scale 1’’=50’ 38 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
RETROFITTABLE GARAGE (SMALL)
A place for cars to a space for community.
Multi-purpose space-farmer’s market, performances, exhibits with natural light source. Scale 1’’=50’
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OUTDOOR COMFORT PERFORMANCE
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Hil Druid
• Some green spaces surrounded by buildings are generally more comfortable due to the shading that those buildings provide during the summer.
NE
UTCI Summer July 13th - 9am to 5pm
Proposed Outdoor Comfort
We consider outdoor comfort and walkability one of the biggest selling points of our proposal. These UTCI simulations enable us to predict what would be the “feel-like temperature” of spaces located outdoors. By doing these simulations we identified problem areas and added mitigation strategies, such as trees. 42 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
• Adding trees in open spaces that do not have immediate buildings around, such as the central square, can create more comfortable environments during the summer.
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Option 1 - Public Buildings Option 2 - Commercial + Residential
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Module Dimensions (L x W) Panel Efficiency Performance Ratio Panel Tilt
6.6ft x 3.3ft 19.5% 0.75 31.5%
Average Price of Energy in Georgia Average Energy CO2 Emissions in Georgia
$0.10/kWh 0.762 kgCO2e/kWh
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1356 Panels
Option One: Public Buildings
779,700 kWh 2,660,336 kBTU
$77,970
594,131 kg CO2e
Energy Generated per Year
Financial Savings per Year
Avoided Carbon Emissions per Year
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Option Two: Commercial + Multifamily Residential n
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1303 Panels
749,225 kWh 2,556,356 kBTU
$74,923
570,910 kg CO2e
Energy Generated per Year
Financial Savings per Year
Avoided Carbon Emissions per Year
Community Garden
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PV Panel Assumptions
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SOLAR ENERGY PERFORMANCE
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Proposed Solar System
The estimate of energy generation, financial savings and avoided carbon emissions was calculated for two different scenarios. One where PV panels were installed only at Public Buildings (Civic Buildings &Parking Decks), and the other where PV panels were isntalled at Commercial and Residential Buildings
ENERGY PERFORMANCE ls Rd
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ENERGY USE INTENSITY decrease
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kBtu/ft²
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33%
kBtu/ft² 85
85 76.5 68
Heating Load - kBtu/ft²
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Heating Energy - kBtu/ft²
76.5 68
59.5
59.5
51
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42.5
42.5
34
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25.5
Heating
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Cooling Load - kBtu/ft²
Existing
Total Gross Area: 831,422 sf Site Average EUI: 68.45 kBTU/sf Total Energy Usage: 56,900,001 kBTU
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Cooling Energy - kBtu/ft²
Proposed
Total Gross Area: 2,573,877 sf Site Average EUI: 45.85 kBTU/sf Total Energy Usage: 118,012,260 kBTU
Cooling
DAYLIGHTING PERFORMANCE ls id Hil
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USEFUL DAYLIGHT ILLUMINANCE INCREASED BY
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Heating
Daylight Automony considers within range any part of the building receiving more than 300lux
Useful Daylight Illuminance considers within range any part of the building receiving between 100lux and 2000lux
Existing
The existing mall, due to the lack of apartures and the higher depth of the building, have a significant problem with the lack of natural daylight. Skylights located along the middle of the building are the only source of natural daylight but are still insufficient to make this a well daylit this building. 48 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
Daylight Automony considers within range any part of the building receiving more than 300lux
Proposed
Useful Daylight Illuminance considers within range any part of the building receiving between 100lux and 2000lux
Our proposal considers natural daylight fundamental, not only because of the energy efficiency, but also for the well-being of the population living within the development. All residential and commercial buildings were simulated to make sure that people occupying the space will be able to enjoy this perk.
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1,601,843 gallons of water collected
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WATER HARVESTING PERFORMANCE
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Community Garden
Existing Condition
Total Roof Area: 73,953sf Total Rainwater falling on the roofs: 1,840,812gallons/yr
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Proposed Water Harvesting
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Proposed Water Reuse System
Total Roof Catchment Area: 64,352sf Proposed Space Gross Area: 24,005sf Harvested Rainwater: 1,601,843gallons/yr Water Usage per week: 0.623gallon/sf Total Water Usage: 780,665gallons/yr
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TOPOGRAPHY SURFACE RUNOFF
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The site topography is graded to aid in a system of surface runoff and collection through a network of conveyance streets and retention ponds. The major streets act as conveyance streets, have green buffer which acts as a sponge system in soaking and sending the water to the ponds.
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+970 to +1000 +940 to +970 +920 to +940 +900
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Retention Ponds
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Conveyance Street Water Direction
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PROJECT PHASING
The community corner is an experimental place to help people cross
safely between the mall site, Publix and eating spaces. - Primarily acts as a waiting space with activities like free library, chairs, temporary shading.
PHASE 1 TACTICAL APPROACH Before demolishing the mall it is important to attract people to our site, the community garden and make it an accessible place. Using two tactical measures would help in making the place active.
54 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
The Healthy Matrix is an approach to transform the parking lots into a
community-owned space with a diverse set of activities. - Community participatory approach (sell your specialities) - Healthy Food trucks - Eating spaces and movie screening - Children play area incorporating food as a learning practice - Community garden on the south and Decatur Farmers’ market can set up mini markets on Sundays
PHASE 2 DEFINING THE CENTRAL SQUARE The mall would be demolished and the parcels facing the North Druid hills would be developed first. The street grid is derived from the two existing major streets with a focus on establishing the central square. One of the three parking garages would be developed to serve the north portion of the site.
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PHASE 3 DEVELOPING AROUND THE SQUARE The blocks around the Central Square would be developed along with the three parking districts (followed by other blocks) The community garden will be supported with the food forest and trail on the west and south edges. The parking garages will be completely retrofiitted in the next 60 years with an aim to achieve a complete walkable district.
58 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
CENTRAL SQUARE 2
2
1 A healthy environment for children to learn outdoors and at a walkable distance. Observe-Learn and Play!
1
The Civic building’s plaza provides an opportunity to host local food and farmer’s market. A place for temporal, pop-up events in the neighborhood.
The Art Square would be a community led initiative and would act as a platform for local artists to share their knowledge.
CENTRAL SECTION
This street can be transformed to an only pedestrian and bike street and the events could spill on to the streets.
The section shows the activities through the Central Square and the civic building.
The Bus stop located on the northern part of the Central Square forms a plaza connecting the greens. This space can host multiple temporal events. 64 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
SECTION 1 Scale 1’’=100’
SECTION 2 Scale 1’’=100’
OPPORTUNITY PROPOSAL Approach
Year 1
Year 10
Farming
1.Edible plants, Herb garden 2.Educational signages, events
1.Food forest 2.Rooftop farms 3.High tech growing systems
Kitchen and processing
1.Outdoor cooking areas (weekends)
1.Culinary facility (civic building) 2.One of the parking garage converts to a food processing and growing facility
Storage and supply
1.Temporary shelters 1.Prospective food hub 2.Central square facilities farmer’s market (on site) 3.Supply to the nearby food networks like Global Growers, Food well Alliance
Temporary partners (locals)
1.Food trucks 2.Food stalls
Outreach initiatives
1.Food organizations, schools, residents, county events 2.Marta can propose a weekend route from the vicinity to the food forest 3.Community garden tours, cooking programs 4.Volunteer and learning events
Design
1.Pergolas, tents, outdoor-movable and locally sourced furniture
1.Street fronting healthy food stores, restaurants, green grocers
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Community Garden Partnership Prospect
FOODSCAPING LANDSCAPE SECTION
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Water Patio
TRAIL NETWORK Shamrock Forest
Shamrock Forest
Clyde Shepherd Nature Preserve Community Garden Medlock Park
Little Creek Farm
Trail View
Washington Memorial Gardens Tobie Grant Park
Trail Connection Map
Connecting our site to South Peachtree Creek Trail.
Decatur Cemetery
Glenn Creek Nature Preserve
Perspectives 72 |Georgia Institute of Technology// North Dekalb Redevelopment // Spring 2021
Patio View
APPENDIX
SITE POTENTIAL
TACTICAL URBANISM
THE COMMUNITY CORNER
Corsswalk art Parklets
Neon light
Existing sit-out space
The community corner is an experimental place to help people cross from the mall site to the near by Publix and eating spaces. The crosswalk art would be a temporary project led by Atlanta Street Art map and will change with different themes. Primarily acts as a waiting space with activities like free library, chairs, temporary shading. The parking area next to Checkers would act as a parklet in conjunction to the existing outdoor seating, and act as a waiting space with food outside.
Potential Partners
1.Neighborhood Planning Unit (NPU) 2. Public works Transportation division- Dekalb County 3. Checker’s and Global Corral 4. Project for Public Spaces 5. Little Free Library 6. Atlanta Street art map`
Parklets
CROSSWALK PAINTING IDEA
Stripe lights
Parklets
Outdoor sitting
Neon Lights
Crosswalk Art:Atlanta Street Art Map
Outdoor sitting
Free wifi available
Little free library
Fluorescent lights
Outdoor sitting
Red chairs
Food kiosks
Piano idea
Music swing
HEALTH MATRIX Screen to Project Movie Nights, Community Meetings
Health Food Trucks, Decatur Farmers’ Market Produce
Visualizing the community food iniatives along with temporal activities like movie screening, recreational events and play spaces
Eating Zone
The Healthy matrix is an approach to transform the parking lots into a community-owned space with a diverse set of activities. -Community participatory approach (sell your specialities) -Healthy Food trucks - Eating spaces and movie screening -Children play area incorporating food as a learning practice -Community garden on the south and Decatur Farmers' market can set up mini markets on Sundays
Art: Atlanta Street Art Map
Potential Partners
1.Neighborhood Planning Unit (NPU) 2. Project for Public Spaces 3. Atlanta Street art map 4. AGLANTA 5. AMC-outdoor iniatitve 6. Healthy Foodtrucks 7. Decatur Farmer’s Market
Lights Harvest and Local produce
Screen Playing Zone
Eating Zone PAINTING PARKING LOTS
Food Trucks and Seatings
Decatur Farmer’s Market
Fresh Produce from Community Garden