KeystoneProject.Tumblr.com
The Keystone Center is projected towards the municipality of Dalton, Georgia. It is an adaptive reuse endeavor, utilizing an existing abandoned structure to create a central community merging and rallying point, or a social nucleus, for the historic downtown district that surrounds it.
2. PROJECT DESCRIPTION
THE KEYSTONE CENTER
The intent of this capstone project is to design a mixed-use facility,
comprised of Multi-Family Housing, a “Third Place,” and a Community
Venue, to satisfy gaping Downtown Dalton stakeholder needs. The facility,
called The Keystone Center, will activate its immediate site with a local
communal energy, precipitate further activity that will bridge the gap
between the two ends of Hamilton Street, and encourage pedestrian
lifestyle for both residents and visitors in the downtown corridor.
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3. GRAPHIC OVERVIEW
PRELIMINARY RESEARCH RESULTS
• Loud unmet needs for Multifamily Housing
• Unmet needs for Social Venues and/or
Amenities, particularly in the downtown area.
• Prominent lack of “Third Places" in the
downtown area, Complete lack of walkable
“Third Places” city-wide.
- Citizens largely unaware that they express
symptoms of needing this type of space.
• Young Professional populations on steep rise
due to collegiate growth and are important
new contributors to local economy.
• Art and Cultural Events on the rise in frequency
and popularity, but hosting venues are sparse/
undesirable, and outdoor events are often
rained or “heated" out.
4. GRAPHIC OVERVIEW
CYCLICAL BALANCE:
Drawing People In - Economic Growth - People - Energy - Entertainment
LIVE
WORK
VS.
LIVE
WORK
PLAY
THE KEYSTONE WILL DRAW PEOPLE TO DOWNTOWN DALTON,
WHERE IT WILL SERVE AS A COMMUNITY NUCLEUS...
5. GRAPHIC OVERVIEW
SITE
...FULFILLING THE CITY’S NEEDS FOR VENUES, “THIRD PLACES,” + APARTMENTS, ALL WHILE
BRIDGING THE HAMILTON STREET GAP - ENCOURAGING VACANT STOREFRONTS
NURTURING A VIBRANT, PEDESTRIAN DOWNTOWN.
TO BE FILLED +
10. SITE ANALYSIS - NEIGHBORHOOD
“Walkable” Amenities in the Downtown Area
0 Coffee Shops
20+ Restaurants
9 Grocers
8 Schools, Preschools, and Daycares
3 Parks
2 Wellness Center w/in 3 miles
14. SITE ANALYSIS - LEE PRINTING CONDITIONS
PUBLIC PARKING - 125 SPOTS
CRAWFORD STREET - 20% OF TRAFFIC
STREET PARKING - 30 SPOTS PER BLOCK
STOREFRONT “ADDITION” - C. 1975
FACTORY ADDITION - HISTORIC
PRIVATE PARKING ~ 30 SPOTS
ORIGINAL STRUCTURE - HISTORIC
PARALLEL TO RAMP INFILL - ALL OPENINGS BRICKED IN
RAILROAD - 30 FT AWAY
HAMILTON STREET - 80% OF TRAFFIC
STREET PARKING - 30 SPOTS PER BLOCK
CONSTRUCTION TYPE:
BRICK MASONRY + CMU ON
CONCRETE SLAB W/ STEEL
COLUMN GRID
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OCCUPANCY TYPE:
MIXED: COMMERCIAL +
INDUSTRIAL [HAZARDOUS]
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COLUMN BAY SPACING:
1- 25’ W/ STRUCTURAL WALLS
2- 15’ W/ SHARED STRUCTURE
3- UNDETERMINED GRID
4- FREESTANDING WALLS- NO
GRID
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ALL DOORS [ ] ARE 4’0”,
GLASS PANED OUTWARD
- SWINGING, WITHOUT PANIC
HARDWARE
15. SITE - LEE PRINTING BUILDING
118 S. Hamilton Street
Historic printing factory with
storefront portion attached in
1970’s.
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Corner property in centralized
location- center of Hamilton
Street.
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Central Business Dist. [C-3]
170,000 Gross SQ. FT.
Open plan with 25-foot-bay
column grid and/or structural
walls.
Located in a flat, hill-less
area of Downtown Dalton
-Steeper grade towards railroad;
increase in +1 story.
!
13
N-S orientation. Next to no
existing day-lighting opportunities.
26. PROGRAM CONTENTS
PROGRAMMING: 85% CAPACITY
ROOM FOR GROWTH
+ SPATIAL FLEXIBILITY
STAKEHOLDER
CONSIDERATIONS
FUNCTION
SPATIAL
IMPORTANCE
ALLOCATION
1 . T H I R D P L AC E [ CA F E ,
USERS: 14% UNEMPLOYED; JOBS + MOBILITY. STUDENT
POPULATION IN NEED OF WI-FI, MEDIA ACCESS, + STUDY.
TRANSIENT WORKERS. DALTONIANS.
LO U N G E , M E D I A CO M M O N S ]
COMMUNITY: DOWNTOWN DALTON. HAMILTON STREET.
DALTON MSA. PEDESTRIANS AND CYCLISTS. KEYSTONE
WILL COME TO CREATE ITS OWN COMMUNITY AS WELL.
33%
15%
2. MULTIFUNCTION VENUE
33%
25%
CO-CREATORS: DOWNTOWN DALTON DEVELOPMENT
AGENCY, VENDORS, EVENT PLANNERS, LOCAL CATERERS.
3. MULTI-FAMILY HOUSING
33%
60%
INVESTORS: BBPC. DALTON CHAMBER OF COMMERCE +
CBD. PRIVATE INVESTORS. EVENT HOSTS + SPONSORS.
DOWNTOWN BUSINESS OWNERS.
EARTH: LOW WASTE GENERATION, LOW ENERGY
CONSUMPTION, RECLAIMING BROWNFIELD AND
GROUNDWATER WITH GREEN SPACE, GREENER ECO.
MINDSET.
27. PROGRAM CONTENTS
UTILIZING PROVIDED VOLUMETRIC EXPANSES FOR UNIQUE AND VISUALLY ENGAGING SPATIAL CONFIGURATIONS, THAT PROVIDE A
RANGE OF VISUAL, AUDIO, SIZE + FILTERING OPPORTUNITIES, [ENGAGED + CONNECTED <-> FOCUSED + SECLUDED. ] FOR DIFFERENT
NEEDS AND USES, ALL USER-DEFINED. THIS FLEXIBILITY SHOULD BE APPARENT IN ALL ASPECTS OF THE DESIGN, AND WILL BE
ESSENTIAL IN FUTURE GROWTH AND USE OF BOTH THE BUILDING + THE COMMUNITY, WITH WHICH THE PROJECT WILL BE HIGHLY
COMMUNICATIVE + RESPONSIVE. THE PROJECT WILL UTILIZE GRANT + MUNICIPAL FUNDS TO REBUILD, THEN LO-NET COSTS &
COMMUNITY ACTIVITY + PRIVATE SPONSORSHIP SUPPORT THE PROJECT IN LONGEVITY.
{
GOALS
FACTS
CONCEPTS
NEEDS
CHANCE + PLANNED ENCOUNTERS,
SECURITY, FLOW,
FOSTER COMMUNITY
NEEDED RESOURCE FOR TRANSIENT
WORKERS + STUDENTS [MID-HIGH
SCHOOL+ UNIV.] LOCAL JOBS,
BUSINESS INCUBATOR
FORM
RECLAIM BLIGHT; VISUAL, SAFETY, HIGH
EFFICIENCY. WAY-FINDING; CONTINUITY,
COMFORT + INDIVIDUALITY. COMMUNITY
IMPROVEMENT.
SITE + SOIL: HEAVY METAL, MOLD,
ASBESTOS. SURROUNDING BUILDING
INCONGRUENCIES. OPPORTUNE
LOCATION
ENHANCEMENTS TO PRESENT FORM
[INT. + EXT.] TO SERVE THE
COMMUNITY. [DOWNTOWN
NEIGHBORHOOD + CITY]
SITE RECLAIM AND DEVELOPMENT
NEEDS + COSTS DETERMINED BY
ENVIRONMENTAL ASSESSMENT.
HIGH EFFICIENCY PER SQ. FT.
ECONOMY
LOCAL BUSINESS SPONSORSHIPS,
RETAIL SERVES BUILDING +
COMMUNITY, LOW NET ENERGY +
OPERATING COSTS
LEED AND RECLAMATION GRANT
FUNDING, CARPET INDUSTRY RESID.
SPONSOR, SOLAR POWER
INSTALLATION PAYS FOR ITSELF IN 5 Y.
HIGH-EFFICIENCY + GREEN BUILDING
STANDARDS, SHOOTING FOR NET
ZERO OR LOW ENERGY/UTILITY COST.
COMMUNITY INVOLVEMENT +
EDUCATED STAKEHOLDER SUPPORT.
LOCAL BUSINESS. RECYCLING.
TIME
HISTORIC PRESERVATION, FLEXIBLE,
RESPONSE TO COMMUNITY’S
PRESENT NEEDS AND FUTURE
GROWTH.
DOWNTOWN DALTON IS
EXPERIENCING A INFLUX GROWTH IN
ECONOMY, REACHING CRITICAL MASS
IN 10 Y. AT PRESENT STATE.
FLEXIBLE USES RESPOND TO
CHANGING NEEDS, [ADAPTABLE.
CONVERTIBLE.] EXTERIOR FEATURES
ACCESSIBLE IN CONSTRUCTION
RECLAIM BROWNFIELDING ASAP FOR
HEALTH OF THE COMMUNITY,
PRESENT: PARK AND BIKING RE-FORM,
FUTURE: 6Y. BUILD.
FUNCTION
NATURAL FLOW + GROUPING,
OPEN SPACE AREA REQUIRED,
COMMUNICATIVE SPACES INFORM
VERTICALLY VOLUMETRIC,
FUNCTIONS, USER DEFINE FLEXIBILITY, CONNECTIVITY TO SIDEWALKS, PATHS,
SECURITY FOR RESIDENTS
+ PARKING. GREENSPACE.
28. SQUARE FOOTAGE ALLOWANCE AND PHASING
CAPSTONE SQUARE FOOTAGE ALLOTMENT: 12,000 - 15,000 SQ FT
KEYSTONE TOTAL SQ FT: 170,000 SQ FT
DESIGNED SQ FT: 15,350 SQ FT
A
PHASE I - GREENSPACE PHASE II - CAFE AND MFR PHASE III - APARTMENTS
ASSSSSPHASE IV - MEDIA COMMONS PHASE V - FINAL AMENITIES
SAUNA, POOL
AND FITNESS
MEDIA
COMMONS
ROOFTOP
BAR
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BIBLIOGRAPHY - GENERAL RESEARCH LIBRARY
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Online Articles
Books
Scholarly Journals + Reports
Bellas, B. (2011, February 7). Creating the Perfect City
Is About Illusions, Such as Shorter Blocks | Co.Design:
business + innovation + design. Perkins+Will.
Retrieved July 6, 2013, from http://
www.fastcodesign.com/1663170/creating-the-perfectcity-is-about-illusions-such-as-shorter-blocks
Augustin, S. (2009). Place Advantage: Applied
Psychology for Interior Architecture. Hoboken, N.J.:
John Wiley & Sons.
Baerwald, T. J. (1978). Geographical Review, Vol. 68,
No. 3 (Jul., 1978), pp. 308-318.
Gravel, R. (2011, October 5). What The Atlanta
BeltLine Can Teach Us About Urban Revitalization |
Co.Design: business + innovation + design. Perkins
+Will. Retrieved July 6, 2013, from http://
www.fastcodesign.com/1665138/what-the-atlantabeltline-can-teach-us-about-urban-revitalization
Meyer, C. (2011, October 14). 3 Keys To Creating
Great “Good Places” | Co.Design: business +
innovation + design. Perkins+Will. Retrieved July 6,
2013, from http://www.fastcodesign.com/1665202/3keys-to-creating-great-good-places
Hamilton, D. K., & Watkins, D. H. (2009). EvidenceBased Design for Multiple Building Types. Hoboken,
N.J.: John Wiley & Sons.
Knackstedt, M. V. (2008). Marketing and Client
Relations for Interior Designers. Hoboken, N.J.: John
Wiley & Sons.
Kunstler, J. H. (1993). The Geography of Nowhere: The
Rise and Decline of America’s Man-Made Landscape.
New York, N.Y.: Simon & Schuster.
Oldenburg, R. (1999). The Great Good Place: Cafés,
Coffee Shops, Bookstores, Bars, and other Hangouts at
the Heart of a Community. New York, NY: Marlowe.
Newspaper Articles
Anderson, B. (2007, April 24). “Bringing Mixed-Use to
a Tough Neighborhood.Affordable Housing Finance,
p. 88.
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Peña, William, and Steven Parshall. Problem Seeking:
An Architectural Programming Primer. 4th ed. New
York: Wiley, 2001. Print.
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Sanford, C. (2011). The Responsible Business:
Reimagining Sustainability and Success.. San
Francisco, CA: Jossey-Bass.
Birch, E. L. (2009). Downtown in the “New American
City”. American Academy of Political and Social
Science, Vol. 626, The Shape of the New American
City (Nov., 2009), pp. 134-153.
[Synthesis Link]
Buxton Corporation “IDentifying Customers”.
(2013). Retail Leakage and Surplus Analysis for Dalton,
GA. Fort Worth, TX. Primary Data Sources: Applied
Geographic Solutions, Census of Retail Trade, Census
Bureau Monthly Retail Trade.
Gross, W. (1978). Revitalizing Downtown Requires
More Than Cosmetification. Journal of Marketing, Vol.
42, No. 1 (Jan., 1978), pp. 13-14.
Oldenburg, R. (1997). Our Vanishing “ Third
Places”. Planning Commissioners Journal, 25, 7 - 10.
30. BIBLIOGRAPHY - SITE ANALYSIS
Photograph Sources
Data Sources
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1.Dalton, Georgia. Wikimedia Commons. Retrieved July 20,
2013 from http://en.wikipedia.org/wiki/File:Community-3.jpg
3.Georgia. Georgia Historical Society. Retrieved July 20, 2013
from http://www.georgiahistory.com/containers/2
2.Google Maps. Retrieved July 20, 2013 from https://
maps.google.com/maps?client=safari&rls=en&q=google
+earth&oe=UTF-8&um=1&ie=UTF-8&hl=en&sa=N&tab=wl
4.Annual Estimates of the Population for the United States,
Regions, States, and Puerto Rico: April 1, 2010 to July 1, 2012
(CSV). 2012 Population Estimates. United States Census
Bureau, Population Division. December 2012.
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5.GA, Dalton. National Oceanic and Atmospheric
Administration. April, 2013.
6.Dalton. Roadside Georgia. Retrieved July 20, 2013 from
http://roadsidegeorgia.com/city/dalton.html
7.Annual Estimates of the Population for the United States,
Regions, States, and Puerto Rico: April 1, 2010 to July 1, 2012
(CSV). 2012 Population Estimates. United States Census
Bureau, Population Division. December 2012.
8.Ibid.
9.GA, Dalton. National Oceanic and Atmospheric
Administration. April, 2013.
10.Ibid.
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11.Dalton, GA Statistics. AreaVibes. Retrieved July 20, 2013
from http://www.areavibes.com/dalton-ga/livability/?
r=&zip=30720&ll=34.74869+-84.99215
12.Dalton, GA Demographics Data. AreaVibes. Retrieved July
20, 2013 from http://www.areavibes.com/dalton-ga/
demographics/
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13.Dalton, GA Local Amenities. AreaVibes. Retrieved July 20,
2013 from http://www.areavibes.com/dalton-ga/localbusinesses/
31. BIBLIOGRAPHY - BUILDING FEASIBILITY ANALYSIS
Citations
Data Sources
1: Calculations derived from:
ADA Civil Legislation, International Fire Code, 2006, ’12
Georgia Amendment
ADA: Americans with Disabilities Act. (1985). Gaithersburg, MD:
U.S. Dept. of Commerce/National Bureau of Standards.
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Code of Ordinances. (2009). Dalton: Whitfield County, Georgia.
IFC code: International Fire Code 2006: ICC. (2006). Country
Club Hills, Ill.: International Code Council.
32. BIBLIOGRAPHY - SPACE ALLOCATION
Citations
Data Sources
1: Calculations derived from:
ADA Civil Legislation, International Fire Code, 2006, ’12
Georgia Amendment
ADA: Americans with Disabilities Act. (1985). Gaithersburg, MD:
U.S. Dept. of Commerce/National Bureau of Standards.
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Chiara, J., Panero, J., & Zelnik, M. (1991). Time-Saver Standards
for Interior Design and Space Planning. New York: McGraw-Hill.
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Ching, F., & Winkel, S. R. (2003). Building Codes Illustrated: A
Guide to Understanding the 2000 International Building Code.
Hoboken, NJ: John Wiley.
IFC code: International Fire Code 2006: ICC. (2006). Country
Club Hills, Ill.: International Code Council.
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Peña, W., & Parshall, S. (2001). Problem Seeking: An
Architectural Programming Primer (4th ed.). New York: Wiley.
