Pier40: A Resilient Future

PIER 40 A RESILIENT FUTURE

FOREWORD What do we mean when we talk about sustainability? In an increasingly disposable world—from products to the ideas and structures around us, we are forced to question the very framework upon which we have built our society. Perhaps now it is not enough to build in the old way—to paste solar panels and energy-saving devices upon buildings that are sprawling across the landscape at an exponential rate. Now it is time to rethink how we build. What are the life spans of our structures? How might they be fortune tellers that propagate new spaces in the future? Would they become shelters for people?

Would their landscape foster a diverse range of plant and animal species?

As this project was developing, I experienced one of the warmest falls of my life. 2016 was the first year that a tangible shift could be felt in the air—an unseasonably warm winter that many of us welcomed for its moderate temperatures and hated for its extreme and unpredictable snows. But this year reality has begun to sink in. Fall is dying. Peaceful snow has turned to icy slush or severe snowstorm. Our harbors are dead zones, polluted and ringed with concrete barriers that welcome neither humans nor wildlife.

This project does not aspire to solve the climate crisis or to provide affordable housing for every New York resident who is suffering from the inaccessibility of basic needs such as healthcare, quality education, or transportation. These are questions of policy, and in certain ways it is misleading to say that this project creates affordable housing at all. Rather it envisions how we might plan a more sustainable future.

It uses sneaky tactics to appease the developer in an era of capitalist land-grabbing, it invents new futures for itself, despite the political and economic barriers standing against it. Most of all, it is a project that invites viewers to witness the mutability of our spatial existence, in which the rules of development that constrain us now can and should be questioned.

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7

CONTENTS

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1

COASTAL MAPPING HISTORIC FUTURE

2

HIGH TIDE + FLOOD RISK

3

AIR RIGHTS

4

ZONING TYPES

5

PILE ANALYSIS

6

STRATEGY

7

PRECEDENTS

8

STRUCTURE

9

COASTAL MAPPING

HISTORIC | COASTLINE

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1776

1836

Hudson River Estuary is home to more than 50% of the world’s oysters beds--purifying water and protecting against severe storm surges

Manhattan street grid is laid out and a period of rapid industrialization ensues. The first “water lots” are sold to entepreneurs who will build piers on them

1904

c. 1958-1989

Piers expand the city’s industrial edge by as much as 1,000 feet. Industrial waste and overharvesting endanger oyster beds

Between 1958 and 1960 the deck and shed of Pier 40 is constructed to support transport shipping vehicles. 3,500 steel H-piles support a prestressed concrete deck—the world’s largest at the time of construction. In the 1970’s the annodic system protecting the piles is abandoned, allowing the piles to corrode before it is replaced in 1989.

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FUTURE | 100-YEAR FLOODPLAIN

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PRESENT

2050

From 1900 until now New York City has seen sea level rise by 12 inches, resulting in increased damage during Superstorm Sandy [2012] where flooding corresponded to the 500-year flood plain [annual chance of occurence .2%]

11-30 inches of sea level rise are projected with an increased rate of severe flooding. The chance of annual occurence in the 100-year flood plain will have increased from 1% to somewhere between 1.4 [low estimate] and 5% [high estimate]

2080

2100

18-39 inches of sea level rise are projected. Tidal surges are predicted to increase by 2.3-4.6 feet, an increase of as much as 60% compared to Sandy, where storm surge was 7.5 feet—more than five feet above the mean high tide.

Coastlines can expect sea level rise of 22-50 inches, but up to 75 inches could be possible. The land area affected by major storms will have almost doubled from 50 square miles to 91 square miles.

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HIGH TIDE + FLOOD RISK PROJECTIONS THROUGH 2100

HIGH TIDE

2050

2080

2100

COMBINED

21 2 2 0 08 50 0

18

00

FLOOD RISK 1% CHANCE 2050

2080

2100

COMBINED 2 2 1 00 20 050 20

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2050 2080 2100 HIGH TIDE 1% FLOOD

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NYC COMPREHENSIVE PLAN WATERFRONT PLAN

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1 2 3 4 5

GOAL ONE | EXPAND PUBLIC ACCESS TO WATERFRONT

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GOAL SIX | ENHANCE PUBLIC EXPERIENCE

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GOAL SEVEN | CREATE A LOW MAINTENANCE LANDSCAPE

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GOAL EIGHT | INCREASE RESILIENCE TO CLIMATE CHANGE

WATERFRONT PARKS, PIERS, ESPLANADES, BEACHES AND OTHER PUBLICALLY ACCESSIBLE SPACES ALONG THE SHORELINE PROVIDE THE OPPORTUNITY FOR RECREATION, EVENTS, EDUCATION AND SIGHTSEEING

GOAL TWO | PROVIDE A RANGE OF INTEGRATED USES WELL-DESIGNED AREAS INCLUDING HOUSING, STORES AND PARKS DRAW PEOPLE TO THE WATERFRONT AND INCREASE PUBLIC AWARENESS AND ENJOYMENT

GOAL THREE | SUPPORT ECONOMIC DEVELOPMENT PORT AND MARITIME INDUSTRIES ARE VALUABLE ECONOMIC ASSETS--CRUCIAL TO THE CITY’S PROSPERITY. THEY PROVIDE JOBS AND GENERATE MORE THAN 1 BILLION DOLLARS IN TAX REVENUE.

GOAL FOUR | IMPROVE WATER QUALITY THROUGH MEASURES THAT BENEFIT NATURAL HABITATS, SUPPORT PUBLIC RECREATION AND ENHANCE WATERFRONT AND UPLAND COMMUNITIES.

GOAL FIVE | PROTECT AND RESTORE WETLANDS + HABITAT WATERFRONT AREAS PROVIDE HABITATS FOR A VARIETY OF SPECIES WHICH FILTER WATER AND PROTECT THE CITY FROM STORM SURGES BY ABSORBING WAVE ENERGY

INCREASING WATERBORNE TRANSPORTATION, PROMOTING WATER RECREATION, AND CREATING THE WATERFRONT INFRASTRUCTURE NEEDED FOR EVENTS, CULTURAL ACTIVITIES, AND EDUCATIONAL PROGRAMS.

WATERFRONT ZONES REQUIRE CONSTANT MAINTENANCE, REPAIR, AND OVERSIGHT. CLEAR PROCEDURES AND BETTER OVERSIGHT WILL ENSURE THAT PARKS, HOUSING, COMMERCIAL AND RECREATIONAL ACTIVITY WILL CONTINUE TO ENHANCE THE WATERFRONT.

THE CITY WILL PURSURE STRATEGIES WHICH RESPOND TO LONG-TERM CHANGES IN CLIMATE SUCH AS SEA LEVEL RISE, FLOODING AND STORM SURGES.

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AIR RIGHTS

AIR RIGHTS TRANSFER

$

S

0 10

PIER 40

ollars nD llio Mi

AIR RI GH T

ST. JOHN’S TERMIAL PROJECT

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CTURAL SUPPOR RU T ST

PIER 40 HUDSON RIVER PARK TRUST

PILES IN NEED OF MAJOR REPAIRS

200,000 SQFT AIR RIGHTS SOLD TO ST. JOHN’S

380,000 SQFT AIR RIGHTS

760,000 SQFT AIR RIGHTS

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ZONING TYPES Three potential zoning types were identified as applicable for this site. These were chosen based on how well their guidlelines and restrictions serve the needs of Community Board 2 and the NYC Comprehensive Waterfront Plan. Other lots adjacent to the waterfront utilize similar zoning to accomodate residents and the city as a whole.

FAR - Floor to Area Ratio

C6-4 COMMERCIAL FAR 10.0 RESIDENTIAL FAR 10.0 MAX PODIUM HEIGHT = 100’ MAX TOWER HEIGHT = 1/2 AREA OF PODIUM

C6-3 COMMERCIAL FAR 6.0 RESIDENTIAL FAR 7.52 MAX PODIUM HEIGHT = 80’ MAX TOWER HEIGHT = 100’

M1-5 FAR 5.0 (includes commercial and manufacturing uses only)

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C6-4 FAR 10

MAXIMUM FOOTPRINT 4.76 MILLION SQ FT TOWER HEIGHT REACHES 630’

SINGLE TOWER MAXIMIZE VIEWS 931,000 SQ FT TOWER HEIGHT REACHES 630’

MULTIPLE TOWERS, CENTRAL COURT 2.1 MILLION SQ FT TOWER HEIGHT REACHES 410’

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C6-3 FAR 6

INWARD FACING 1.26 MILLION SQ FT TOWER HEIGHT REACHES 225’

STREET FRONTAGE WITH CENTRAL PROMENADE 797,000 SQ FT TOWER HEIGHT REACHES 260’

STREET FRONTAGE WITH CENTRAL GREEN SPACE 664,400 SQ FT TOWER HEIGHT REACHES 185’

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M1-5 FAR 5

MAXIMUM FOOTPRINT 4.34 MILLION SQ FT TOWER HEIGHT REACHES 180’

MAXIMUM VIEWS, OUTWARD FACING 931,000 SQ FT TOWER HEIGHT REACHES 185’

PIER DEVELOPMENT RESTRICTIONS 242,000 SQ FT TOWER HEIGHT REACHES 110’

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PILE ANALYSIS Pier 40 and its shed are supported by 3,328 and 135 14BP89 steel H-piles. When the peir was constructed, it utilized an impressed current cathodic protection system that prevented the piles from corroding. This system was in operation for roughly ten years before it was abandoned and later replaced by the Hudson River Park Commission. In 2012, Halcrow was commissioned to inspect the pier, reporting that there was extensive damage to the underlying structure.

Due to structurally unsound supports the park commission closed a portion of the parking deck until major repairs are have been made.

Halcrow estimates the cost in repairs to be approximately $104.6 million.

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PILE ANALYSIS CLUSTER SOUND CLUSTER CORRODED SINGLE SOUND SINGLE CORRODED

PILES + CLUSTERS

PILES + CLUSTERS | UNSOUND

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PILE CLUSTERS | PIER STRUCTURE

SINGLE PILES | PIER DECK

PILES CLUSTERS | UNSOUND

SINGLE PILES | UNSOUND

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MASTER PLAN | SCHEMATIC Plan types were developed based on the hexagonal grid so that they coud

A LUXURY HOUSING LUXURY THREE BEDROOM 1 UNIT PER FLOOR 7,000 SQFT

B AFFORDABLE HOUSING 4 STUDIOS / 3 ONE BEDROOM / 1.5 BATHS SEVEN UNITS PER FLOOR 385-780 SQFT

C AFFORDABLE HOUSING 1 THREE BEDROOM / 2 BATH 1 TWO BEDROOM / 2.5 BATH TWO UNITS PER FLOOR 960-1,400 SQFT

C’ MARKET RATE HOUSING 1 TWO BEDROOM / 2 BATH ONE UNIT PER FLOOR 1,400 SQFT

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C’

C

B

B A

C’

C C’

C’

C

A

B

C’ C A

C’ C

B C’

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TOWER TYPE | A

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TOWER TYPE | B

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TOWER TYPE | B - C’

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TOWER TYPE | C - C’

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PLAN LOGIC Four

tower

typologies

A were

developed to create a variety of housing density across the site.

Using an algorithm which requires towers to have at least three structurally

sound

connection

points, we determined the optimal location for each tower type on the

POTENTIAL TOWER LOCATION FAILS PLACEMENT CRITERIA

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NORTH

SOUTH

north and south ends of the site.

A + a’

A+B

A + b’

a’

a’ + B

a’ + b’

B

B + b’

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STRATEGY

PRESENT CONDITION

1.1 MILLION BUILDABLE SQUARE FEET REMAIN AFTER THE SALE OF AIR RIGHTS TO ST. JOHN’S TERMINAL

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MAINTAIN EXISTING PROGRAM

PROVIDE SPACE FOR PUBLICALLY ACCESSIBLE SOCCER FIELDS—A FEATURE HIGHLY UTILIZED BY RESIDENTS ACROSS THE CITY

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SPORTS CENTER + THEATER

1.

2.

3.

4.

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RETAIL THEATER SPORTS COMPLEX BOATHOUSE

RETAIL

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PRESENT - 2050 LIFT THE LANDSCAPE

2 1

1 3

1.

2.

3.

4.

50

RETAIL THEATER SPORTS COMPLEX BOATHOUSE

4

UNDULATATION TO ACCOMODATE PROGRAM

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PRESENT NATURAL BARRIER

RETAIL AND PROGRAMMING REMAINS ACTIVE UNTIL 2050 WETLAND LANDSCAPE AND OYSTER BEDS ABSORB WAVE ENERGY DURING MAJOR STORM SURGES

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FLOODED LANDSCAPE 2100

REGULAR FLOODING BY 2050 TRANSFORMS THE LANDSCAPE DECK INTO A FLOATING ISLAND NEW PATHWAYS IMMERSED IN A WETLAND ECOSYSTEM WILL CONNECT TO THE MAINLAND

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CORE LOCATIONS

RESIDENTIAL ELEVATOR LOBBIES EXIST ON THE PIER DECK UNTIL 2050 WITH ALTERNATE ACCESS POINTS ON THE LANDSCAPE DECK

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TOWER GROUPINGS

EACH TOWER IS SUPPORTED BY SIX GLU-LAM MEMBERS WHICH ELEVATE RESIDENTIAL UNITS FIVE OR MORE FEET ABOVE PREDICTED STORM SURGE LEVELS FROM NOW THROUGH 2100

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PRESENT - 2050 STORM PROTECTION

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OYSTER BEDS OCCUR IN STRATEGIC LOCATIONS AROUND THE SITE TO MITIGATE STORM SURGES AND PURIFY WATER FOR WETLAND SPECIES

UPLAND PLANTING NATIVE LANDSCAPING ATTRACTS POLLINATORS AND REQUIRES LESS MAINTENANCE OVER TIME

HUMAN INTERACTION HEXAGONAL DECKS CONNECT TO THE PATHWAY PROVIDING ZONES FOR OBSERVATION AND VISITOR EDUCATION

WETLAND PLANTING STORM BUFFER, HABITAT GENERATOR AND WATER PURIFIER

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2080 - 2100 RESILIENT HOUSING

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PRECEDENTS

UNDULATING SURFACE

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UNDULATING SURFACE

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GREEN INHABITATION

64

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GLU-LAM TECHNOLOGY

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STRUCTURE

TOWER STRUCTURE

GLU-LAM CORE

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RADIAL BEAMS + STEEL JOINING PLATES

GLU-LAM SUPERSTRUCTURE

SUN-SHADING SYSTEM + VENTILATION 1. COREGLU-LAM SUPPORTS 2.

OBSERVATION DECK 3.

LOBBY (PRESENT-2050) 4.

GREEN ROOM + CORE VENTILATION 5.

GREEN ROOF

STOREFRONT GLAZING

FULL TOWER WITH PLANTING

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AXONOMETRIC

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STEEL JOINING PLATES RADIAL GLU-LAM SUPPORTS CFT BRACING PANELS

GLU-LAM CORE

GLU-LAM SUPERSTRUCTURE

1 2 3

4

5

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TOWER DETAILS

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1.

2.

3.

4.

5.

GREEN ROOF GREEN ROOM + CORE VENTILATION OBSERVATION DECK LOBBY (PRESENT-2050) GLU-LAM SUPPORTS 1

2

2

3

4

5

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MASTER PLAN LOWER DECK 1.

2.

3.

4.

5.

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FERRY DOCK OUTDOOR THEATER SOCCER STADIUM PEDESTRIAN BRIDGE RECREATIONAL BOAT DOCK

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MASTER PLAN LANDSCAPE DECK 1.

2.

3.

4.

5.

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FERRY DOCK OUTDOOR THEATER SOCCER STADIUM PEDESTRIAN BRIDGE RECREATIONAL BOAT DOCK

1

2

3 4

5

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PIER 40 AFFORDABLE HOUSING

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TITLE BLOCK

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SOURCES NYC HISTORIC MAPS AND CLIMATE CHANGE DATA 1.

https://gizmodo.com/watch-new-york-city-s-boundaries-expand-over-250years-496440467

2.

http://www.arcgis.com/home/item.html?id=5bb5c88fce9f41a99ca4bd46413d25 3d

3.

http://www.nyc.gov/html/planyc2030/downloads/pdf/npcc_climate_risk_ information_2013_report.pdf

4.

http://www.dec.ny.gov/docs/remediation_hudson_pdf/storytffr.pdf

5.

https://www.nasa.gov/press/goddard/2015/february/nasa-science-leads-newyork-city-climate-change-2015-report

6.

http://columbiaclimatelaw.com/files/2017/03/070031715-Arnold.pdf

7.

http://www.climatecentral.org/news/hurricane-sandys-storm-surge-explainedand-why-it-matters-15182

ZONING + WATERFRONT 1.

http://www1.nyc.gov/site/planning/plans/vision-2020-cwp/vision-2020-cwp. page

2.

http://www.nyc.gov/html/mancb2/html/home/home.shtml

3.

https://www1.nyc.gov/site/planning/zoning/about-zoning.page

4.

https://www.hudsonriverpark.org/vision-and-progress/planning-andconstruction/pier-40

CB

CAROLINE BREWER [2017] PROJECT DONE IN COLLABORATION WITH DFA ARCHITECTS | LUKE GEHRON, DK PARK