willets point landowner map
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12. 19m ams l
n
17. 07m ams l
w
++
26. 82m ams l
21. 95m ams l
25. 3m ams l
32. 92m ams l
+
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tully construction
IN BUSINESS FOR 80 YEARS $5-10 MILLION YEARLY REVENUE (EST) 20-49 EMPLOYEES (EST)
bono sawdust supply
IN BUSINESS FOR 34 YEARS $2.5-5 MILLION YEARLY REVENUE (EST) 6 EMPLOYEES (EST)
48. 16m a ms l
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fodera foods
IN BUSINESS FOR 63 YEARS $8.4 MILLION YEARLY REVENUE (EST) 45 EMPLOYEES (EST)
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house of spices 55. 78m ams l
t. mina supply
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IN BUSINESS FOR 25 YEARS $1-2.5 MILLION YEARLY REVENUE (EST) 15 EMPLOYEES (EST)
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36. 57m ams l
willets point land use
40. 54m ams l
32. 9 2m a
msl
city of new york owned lot
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s
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privately held lot city of new york tax lien lot realtor owned lot
e
IN BUSINESS FOR 36 YEARS $5-10 MILLION YEARLY REVENUE (EST) 230 EMPLOYEES (EST)
IN BUSINESS FOR 33 YEARS $1-2.5 MILLION YEARLY REVENUE (EST) 15 EMPLOYEES (EST)
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park use
63. 39m ams l
sambucci brothers
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manufacturing use automotive use
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regional context (1:200,000)
commercial use
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feinstein iron works
IN BUSINESS FOR 9 YEARS $5-10 MILLION YEARLY REVENUE (EST) 20-49 EMPLOYEES (EST)
N
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context 1:3,500 0
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7
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50
100
200 m
mtbe spill tank failure major gasoline spill (>25 gal/lbs) solid waste facility
+
brownfiled/superfund site
sole source aquifer
fema 0.2% annual chance flood hazard zone
national park/forest
fema ae flood hazard zone
state park/forest local park
flood - prone area
N
county park
paved street
5 km
unpaved street
14 landowner businesses (50% of land) 54 landlords with leased lots 260 businesses 1800 workers
contaminants: petroleum (TCE, BTEX, MBTE), vocs, paint, cleaning solvents, automotive fluids, illegal dumping, coal ash
dismantling/rebuilding: a framework for willets point MLA 4th semester core - prof. m. mazereeuw - melissa how
contamination/political landscape
year
1
year
8
contaminated groundwater plume receding?
allow succession
yes! allow succession
allow succession
replant, dead biomass to sawdust factory
contamination remediated? reprofile grades & allow succession
- public use lots developed - landowners return to willets point - contamination remediated/contained - stormwater network monitored & modified as necessary to accommodate new development - banks stabilized - regrading completed
15
year
25
establishment of tenant stewardship program
management
harvest trees, cap soil where untreatable with phytotech
forest
banks stabilized?
implement additional bioengineering methods
no further action?
plant buffer to intercept groundwater plume
no.
no. allow vegetation/erosion to proceed
yes!
yes! no.
year
yes!
yes!
increase grid density & plant more trees
banks stabilizing? monitor
- urban fabric in development - pedestrian and transit pathways defined - landowners preparing for return to willets point - contaminated soil capped where necessary - species richness zone well established - flood-prone areas regraded as necessary - EROSION CONTROL OF BANKS COMPLETED - construction & dismantling of highways completed - regrading in progress
- sewage & power infrastructure work completed - tree cover density increasing - wetlands deployed - structural methods deployed as necessary - mouth of river widened - construction of van wyck expressway completed
5
trees growing?
no.
no.
yes!
contamination present?
year
yes!
0
- some landowner lots dismantled as sold to city - sanitary sewage lines, power lines deployed - poplar grid deployed across dismantled land owner lots - tree cover density increasing - stormwater network monitored & modified as necessary - biotechnical methods deployed as necessary - erosion of mouth of river in progress - submergence of van wyck expressway in progress
- city owned former realtor owned lots dismantled - hold out landowners stay - poplar grid deployed across dismantled realtor lots - stormwater grid densified - bioengineering methods monitored & modified as necessary - eroison of river mouth allowed - submergence of van wyck expressway in progress - excavated soil treated in situ
- city owned lots dismantled - realtor owned lots purchased by city - landowners offered buy out package - hybrid poplar grid deployed across site where possible - grid spacing at 35m x 35m - stormwater wetlands constructed - bioengineering methods deployed - live staking of willow trees - compost coir logs - submergence of van wyck expressway begins
year
allow vegetation growth, monitor erosion
succession
no.
- branch mats - dry seeding
implement biotechnical methods - erosion control matting - vegetated gabions
yes!
banks stabilized? allow vegetation growth, monitor erosion
yes!
no.
flooding stabilized? increase stormwater grid density & deploy channels
banks stabilized?
implement semi-permanent structural control methods
yes!
deploy evapotranspirative species (sponge effect)
no.
yes!
flooding reduced?
- cellular confinement
monitor channels & replant sponge species as necessary
allow vegetation growth monitor erosion
deploy bioswales
no.
no.
monitor
- rain gardens - bioretention swales
implement permanent structural control methods
yes!
no further action? monitor shoreline
- hydrostatic filter - soil cement
control
yes!
flooding controlled?
no.
business relocated, lot dismantled
water edge erosion
no.
yes!
landowners willing to sell/relocate?
monitor stormwater system & replant sponge species as necessary
deploy wetlands
business remains on site
yes!
flooding controlled? monitor
no.
no.
business relocated, lot dismantled
raise grading
no further action? yes!
yes!
landowners willing to sell/relocate now?
monitor wetlands, bioswales, sponge species & tree cover
monitor flood levels
construction of new infrastructure occurs around hold out lots
structural system
storm water
monitor
wetland
yes!
business relocated, lot dismantled
no.
landowners willing to sell/relocate now?
businesses must renovate existing properties to meet rezoning, etc.
yes!
no further action? monitor
former industries integrated into new urban fabric
dismantle & rebuild
management
building lots
system succession
hold out
monitor
[if/then] framework
b
d
landcapping strategy
a
existing conditions a landowner lot b city owned lot c city owned lot d realtor owned lot
dead trees sent to bono sawdust company, a willets point landowner business contaminated soil capped with excavated earth from submerged van wyck expressway
contamination too severe not responding to phytoremediation
c
a
year 0 - intervention b
a b c
d
d
landowner hold out - prepare for relocation on salt-tolerant poplar grid planted city owned lot dismantled salt-tolerant poplar grid planted city owned lot dismantled salt-tolerant poplar grid planted leased lot preparing to be dismantled salt-tolerant poplar grid planted
EFFECTIVE PHYTOREMEDIATION CAPPING NOT NECESSARY, CELL’S PLANTS ALLOWED TO DISPERSE & SUCCEED
0
1m
5m
c
- zones 3-9 - 5-8’ annual growth - 40’-50’ high - harvestable in 5-7 years - disease resistant breed - plant as stakes, poles - grows in soils contaminated with heavy metals (nickel, lead, zinc and copper, organics trinitrotoluene (TNT), salt. phytovolatives TCE’s- BTEX, MTBE - uptakes cadmium, hydrocarbons
a
a b c
d
d
phytoremediation system trees
b
year 1 - densification landowners sell land to city, lot dismantled poplar grid growing, grid densified no reduction in contamination levels poplars dying, grid replanted and densified some reduction in contamination levels poplars growing, grid densified some reduction in contamination levels poplar grid growing, grid densified
populus spp. - salt tolerant hybrid poplar (dn-34)
- zones 3-8 - 10’-15’ annual growth - 35-75’ high - disease resistant breed - plant as stakes, cuttings - favored for erosion control, good for wet sites - uptakes ferrocyanides, rhizodegrades #2 fuel oil, total petroleum hydrocarbons (TPH)
c
salix spp. - salt tolerant hybrid willow
a
year 5 - growth & monitor a b
d
c d
c
large reduction in contamination levels new pioneer species growing, green path implemented no reduction in contamination levels poplars dying, replanted some reduction in contamination levels poplars growing great reduction in contamination levels new pioneer species growing stormwater channels deployed
typical urban forest species
b
- zones 3-9 - rapid growth rate - 50-80’ high - fast growth, deep-rooting ability, high evapotranspiration rates - moisture-loving species - salt tolerant - provides stream and riverbank stabilization
populus deltoides - eastern cottonwood
- zones 4-8 - 18” annual growth rate - 30-70’ high - nitrogen-fixing root nodules allows self-fertilization - salt tolerant - provides soil improvement and useful for erosion control - widely planted on waste reclamation sites & landfills
a
robinia pseudoacacia - black locust
year 8 - urban rebuilding a b
d
c d
c
stormwater, phytoremediative, & erosion control species
b
contamination successfully mitigated urban forest growing no reduction in contamination levels contamination capped with clean soil contamination successfully mitigated poplars removed to allow urban development great reduction in contamination levels urban forest growing stormwater channels converted to bioswales to accommodate increased runoff from urban growth
panicum virginatum (switchgrass)
spartina alterniflora (smooth cordgrass)
spartina patens (saltmeadow cordgrass)
Schizachyrium scoparium (little bluestem)
elytrigia repens (couchgrass)
typha latifolia (cattails)
grasses
helianthus anuus brassica juncea (sunflower) (indian mustard)
solidago sempervirens (goldenrod)
hibiscus moscheutos (rosemallow)
iris virginica iva frutescens (southern blueflag) (marsh elder)
baccharis halimifolia (sea myrtle)
sambucus racemosa (red elderberry)
herbaceous & shrub species
a
b
year 15 - urban growth a b c
d
d
urban forest growing - open space preserve pedestrian pathways implemented poplars replanted on clean soil stormwater community garden created urban fabric growth continues stormwater wetlands expanded pedestrian pathways implemented
c
urban forest management/succession scenarios
b
d
coastal erosion control techniques
a
existing conditions a city owned lot b publicly owned open space lot c publicly owned open space lot d city owned lot
erosion control bank accretion with live staking
erosion allowance
c
bank erosion allowed until shoreline held by compost biologs
a
a b
d
c d
1m
5m
wind turbine grid constructed live staking of salt tolerant willow twigs wind turbine grid constructed live staking of salt tolerant willow twigs city owned lot dismantled salt-tolerant poplar grid planted
planted slope herbaceous plant plugs biolog (coir, compost) water level
biotechnical
c
0
city owned lot dismantled salt-tolerant poplar grid planted
a
year 1 - densification
c d c
branch matting
gabion, typ. rooted vegetation from live cuttings, typ.
a b
year 5 - growth & monitor a b
d
c d
c
”
2’-6
1m min.
d
willow twigs growing & banks stabilizing erosion occurring willow twigs failing to grow erosion not controlled no reduction in contamination levels poplars dying, grid densified
bioengineering
b
reduction in contamination levels poplar grid growing
”
a
live cuttings average high water line rooted vegetation live stakes water level
3’-0
b
compost log
1m greater than max. wave level
b
year 0 - proposed intervention
vegetated gabion
mesh (nylon, natural fiber), typ. seeded fill (compost, topsoil, non-soil) rooted grasses, typ.
greater reduction in contamination levels new pioneer species growing willow twigs growing & banks stabilizing erosion controlled vegetated gabions deployed (semi-permanent biotechnical technique) poplars removed as necessary to accommodate wetland stormwater wetland deployed
erosion control matting
double layered geofabric casing fine aggregate concrete infill
mhw
a
year 8 - water edge established a b
d
c d
c
reduction in contamination levels poplar grid growing
cellular grids w/ fill material j-pin anchors
spartina growing & water edge habitat established gabions breaking down erosion not controlled contamination successfully mitigated wetland species growing stormwater wetland expanded
mhw
structural
b
hydrostatic filter (grout filled fabric mat)
fill material: velocity < 6 ft/sec = stone/rock/grass velocity > 6 ft/sec = concrete
cellular confinement
soil-cement layers 10’ wide x 6” thick 2’ thick min. mhw msl 2
1
a soil cement
b
year 15 - habitat growth a b c d
d
urban forest growing - open space preserve pedestrian pathways implemented willow grove established water edge habitat flourishing soil cement deployed (permanent structural) stormwater wetlands expanded & fully functional
c
coastal erosion control/allowance scenarios
r
grid densification processes
CONTAMINATION GRID DENSIFICATION (1:8750)
indentified contamination low-lying flood point
contamination grid r = 175.00m stormwater grid r = 200.00m
adjacent, non-intersecting contaminant points
N
STORMWATER GRID DENSIFICATION (1:8750)
intersecting contaminant points
multiple intersecting contaminant points
tree densification
patch/path branching pattern
N
typical stormwater wetland system
possible green path configuration
RECEIVING WATERS
STORMWATER WETLAND
LITTORAL ZONE POLISHING UPPER BANK
CLEANSING & AERATION
SHALLOW LAND/TEMPORARY INUNDATION ZONE (30-40% total wetland surface area)
SAND FILTER (final polishing)
PREVENTION
DEEP POOLS
(20-25% total wetland surface area)
LOWER BANK
INPUTS
SEDIMENTATION
SHALLOW WATER
TRANSITION
DEEP POOLS
(20-25% total wetland surface area)
FOREBAY
(10% total wetland surface area)
TRANSITION
SEDIMENT CONSTRUCTION DIRT LEAF LITTER GRASS CLIPPINGS
ANIMAL WASTE BACTERIA PATHOGENS
CHEMICALS CAR FLUIDS (OIL, GREASE) PESTICIDES FERTILIZERS
NUTRIENTS NITROGEN PHOSPHOROUS
MINERALS ROAD SALT
METALS
1 mht
FC OP WQv DWE
3 1
mlt
max. 1
1.5
18" min. (30" preferred)
1.5 2-4"
6-9"
1
LWT 6" min.
1.5
Rain Garden/ Bioretention Cell - Not included in part of wetland surface area - Ties wetland topography into the surroundings - Wide variety of vegetation can grow here - 3:1 slope minimizes erosion & allows maintenance
- Acts as an internal floodplain - Surrounds channel of shallow water - Extends to wetland’s lower bank - Complete inundation when a storm longer than the WQv occurs - Water drains completely 24-48 hrs following storm
- Narrow strip of land - Inundated when WQV captured - Allows for a greater variety of vegetation
- Habitat for larger fish & other wildlife (important for mosquito control) - Too deep for most vegetation
FC OP WQv
- Dries during extended drought, creates aquatic pathways for small fish, amphibians & invertebrates - Vegetated, aerobic. Supports nutrient transformations in rhizomes - Habitat for larger fish & other wildlife (important for mosquito control) - Too deep for most vegetation other than some water lilies - Anaerobic
- Initial deep pool where runoff enters wetlands - Dissipates runoff’s energy - Zone of settlement for gross solids, removed periodically - Must be accessible by heavy equipment
DWE flow to stormwater system (wetland)
LWT
FC = FLOOD CONTROL OP = OVERBANK PROTECTION WQv = WATER QUALITY VOLUME DWE = DESIGNED WATER ELEVATION AT NORMAL POOL LWT = SEASONALLY LOW WATER TABLE LEVEL
flow to sand filter during drought - Clean, treated runoff from wetlands flows into ocean, stream, river, etc.
5'
0 flow to receiving waters
E
0m
10' 1m
20' 5m
contamination & stormwater systems
R8a 6-4 c6-4
c5-3 c5c5 5
m1 m m1-5 c6-4 c6-2a
m1-5 m1 m1-5 m
35.
0m
100% open
residential
36% open
commercial
R8
R8b
R8b entertainment c1-6
m1-1 r5 m1-1 r6
m3-1 m2-1 m3-1
m2-3 c1-7a c6-4 m1-6
m3-1
m2-3
c2-2
c1-6a
c4-4 c6-2A
park c4-4
light manufacturingc2-8
c6-4A
r8a
park space
residential
commercial
R6
c6-3
m3-1
R7b
c6-Aentertainment
c4-2
R8a
c1-6
park space
m1-5
park
c1-6a
m2-3 m1-5
park
residential
m1-1
commercial
r6 m1-2
c1-2
m1-1
park
park
park space
example far = 3.0
c5-2
m1-6 m1-6
c2-6A
m2-3
c4-3
c4-2
R9A R6
m1-6
park
c2-2
4%
m1-6
c6-3
m2-3
r6 c4-3
time
park space
64% open
RR8
c6-2a c666-2a R7b R8a 11-5 m1-5 R7b c6-2 R8a R7b c6-4 R8 16% c6-3 R7bb R8b
35.0m
cc6-44 c6
c2-2
chelsea existing zoning
c6-5
willets point existing zoning
generic far blocks & open space requirements
m1-5 c6-2
residential
willetâ&#x20AC;&#x2122;s point proposed zoning (1:5000)
zoning based on open space
open space parameters
density
r8 - mid-rise, large zoning lots (far: 0.94 - 6.02)
r2 - SINGLE FAMILY DETACHED HOMES (FAR: 0.5)
- grocery stores, restaurants and beauty parlors. - within residence districts, serve the local retail needs of the surrounding residential neighborhood. - In mixed residential/commercial buildings, commercial uses are limited to one or two floors and must always be located below the residential use.
r9 - high density apartment buildings (FAR: 0.99 - 7.52)
c2 - c1 with residential (far: 1.0 - 2.0)
- tower height controlled by a minimum lot coverage requirement - at least 55% of the floor area on the zoning lot must be located below a height of 150 feet. - typically 387 to 425 dwelling units per acre. - open space ratio (OSR) from 1.0 to 9.0.
- permit a slightly wider range of uses THAN C1: funeral homes and repair services. - In mixed residential/commercial buildings, commercial uses are limited to one or two floors and must always be located below the residential use.
r5 - LOW-MID DENSITY BUFFER (FAR: 1.25)
m1 - light industrial (FAR: 1.0-12.0)
c4 - general commercial districts (far: 1.0 - 10.0)
- Three-story attached houses and small apartment houses. - typically up to 72 dwelling units per acre. - can provide a transition between lower- and higherdensity neighborhoods
- woodworking shops, auto storage and repair shops, wholesale service, storage facilities, multistory lofts, knitting mills, printing plants and wholesale - often an industrial front yard or a buffer to adjacent residential or commercial districts. - Offices and most retail uses are also permitted.
- specialty and department stores, theaters and other commercial and office uses - Uses that would interrupt the desired continuous retail frontage, such as home maintenance and repair service stores not allowed.
r6 - BUILT-UP MEDIUM DENSITY HOUSING (FAR: 0.78 - 2.43)
m2 - MEDIUM INDUSTRIAL (far: 2.0 - 5.0)
c5 - restricted CENTRAL COMMERCIAL DISTRICT (far: 4.0 - 15.0)
high density residential
low density residential
r4 - ALL HOUSING TYPES (FAR: 0.75) - all types of housing at a slightly higher density than permitted in R3-2 districts. - attic allowance of up to 20% for inclusion of space under the pitched roof common to these districts, usually produces buildings with three stories. - typically up to 45 dwelling units per acre.
- Required performance standards are lower than in M1 districts. more noise and vibration are allowed, smoke is permitted and industrial activities need not be entirely enclosed, Except when borderING a residential district, - mainly in older industrial areas along the waterfront.
- row house neighborhoods to large-scale "tower in the park" developments. - typically up to 176 units per acre. - OPEN SPACE RATIO (OSR): 27.5 - 37.5
r7 - medium-density apartment buildings (far: 0.87 - 3.44)
- offices, High-end retail establishments, Luxury department stores, large office buildings, and mixed buildings with residential space above office or commercial floors. - Home maintenance services, auto rental establishments, illuminated signS not permitted.
c6 - General Central Commercial District (FAR: 6.0 - 15.0)
m3 - HEAVY INDUSTRIAL (FAR: 2.0) - power plants, solid waste transfer facilities and recycling plants, and fuel supply depots. - heavy industries that generate noise, traffic or pollutants. - usually located near the waterfront and buffered from residential areas.
- encourages low apartment buildings on smaller zoning lots and, on larger lots, taller buildings with low lot coverage. - typically 208 and 226 dwelling units per acre. - open space ratio (OSR): 15.5 - 25.5.
- corporate headquarters, large hotels, entertainment facilities, retail stores and high-rise residences in mixed buildings.
citi field stadium
a
c1 - local shopping & services (far: 1.0 - 2.0)
- mid-rise, eight- to 10-story apartment buildings to much taller, narrower buildings set back from the street on large zoning lots.. - typically 295 to 387 dwelling units per acre - open space ratio (OSR): 5.9 - 11.9
- DEVELOPMENT limited exclusively to single-family detached houses. - typically up to 11 houses per acre. - Open space ratio (OSR): 150.0
medium density residential
new york zoning districts & typical building typologies
r7-1
bioswale
capped contaminated soil
stormwater treatment
(severe contamination)
126th st.
site section a, east - west, year 25 (1:750)
whitestone parkway
college point
b
site section a, north - south, year 25 (1:750)
flushing river
stormwater treatment wetland
urban systems
r6 - residential
bridge typology
r fa
r: 2
r fa
.0
r fa
r fa
.0
building codes
bridge typology
r: 1
r: 2
r: 1
adaptive typology
.0
.0
r7 - residential
proposed building catalog (max. far)
cut typology
35m
r fa
r fa
r: 3
.0
.0
r fa
r fa
r fa
.0
.0
zoning far available building area
36% open space
r: 2
r: 1
r: 3
r: 2
r: 1
.0
r fa
# of stories
784 sq. m available building area
35m r fa
r8 - residential
cut typology
.0 building height defined by max. zoning far divided by amount of buildable area per lot.
r: 3
r fa
.0 r fa
r: 4
.0
r r fa far: 3. 0 r: 1 .0
r: 4
r fa
.0
r: 1
.0
r9 - residential
cut typologies will always be taller than bridge typologies to accommodate the same Floor area ratio in a smaller footprint.
r: 7
r fa
r fa
.5
.0
r: 3
r: 1
r fa
r: 7
.0
.5
.0
r: 3
r fa
north
.0 footings/pilotis south of a green path must be no more than 1m wide in the e-w direction to allow for sunlight penetration and visibility.
r: 1
.0
c2 - commercial
.0
r: 5
r fa
r fa
r: 4
c r fa far: 2 r: 4 .0 .0-7 .5
c fa
.0
c r fa far: 2 r: 4 .0 .0
c r fa far: 2 r: 4 .0 .0-7 .5
r: 2
.0
south
r fa
c4 - commercial
c fa
r: 4
.0
c fa
c fa
r: 4
r: 2
.0
c fa
c fa
.0
r: 4
.0
r: 2
.0
.0
25°
25°
c5 - commercial
south
r fa
c fa
r: 1
c fa
0.0
.0
c fa
.0
.0 cf r fa ar: 10 r: 1 .0 0.0
r: 2
r: 1
r: 2
.0
r: 6
c fa 0.0
north
where adjacent to a green path, buildings to the south shall not penetrate a 25 degree solar exposure angle to ensure adequate sunlight reaches plants. commercial buildings shall be faceted.
r: 6
c fa
r: 6
c fa
north
where a building bridges a green path, the overhead clearance at the south building edge shall be no less than 10m and 6m for a stormwater channel.
r: 4
c r fafar: 4 r: 4 .0 .0
6m
r fa
r fa
r: 5
10m
r fa
.0
c fa
r: 2
.0
c6 - commercial
25°
south
c fa
r: 4
c fa
r: 6
m1 - manufacturing
r fa
.0
c fa
c fa
r: 6
.0
.5
r: 6
r: 4
.0
where adjacent to a green path, buildings to the south shall not penetrate a 25 degree solar exposure angle to ensure adequate sunlight reaches plants. residential buildings shall be terraced.
r: 7
c fa
north
.0
r fa c far: r: 7 6.0 .5-9 .0
.0
Ø
c fa
street
r: 5
mf ar:
5.0
mf ar:
mf ar:
2.0
5.0
mf ar:
mf c fa ar: 5. r: 5 0 .0
2.0
mf ar:
5.0
r fa
.0
r: 4
c fa
.0
where adjacent to a street, buildings shall not penetrate the sky exposure plane and meet building height restrictions per nyc zoning codes.
r: 3
m c fa r fa far: r: 5.0 r: 7 5.0 .5
mf ar:
bioswale
35m
(stormwater treatment)
poplar grid
.0
2.0
pedestrian bridge 5m
willets point
flushing river submerged van wyck espressway
median bioswale
capped bioswale
capped contaminated soil (severe contamination)
N 0
100
50
200m
plan of proposal, year 50 (1:3000)
b
a
downtown flushing
0 1m 5m 10m
30m
50m
a
stormwater treatment wetland
b
flushing river
contextual studies
build out scenario 1 - greater landowner hold out (More wetland area, fewer new buildings, new road system accommodates existing network)
build out scenario 2 - commercial interface & manufacturing corridor (More wetland area near river, new buildings primarily along 126th st, manufacturing corridor as impediment to connectivity)
N
build out scenario 3 - new development adjacent to citifield & downtown flushing (wetland buffer adjacent to development, localized development with sparse development in between)
build out scenario diagrams
dismantling/deploying scenario, year 5
urban rebuilding scenario, year 15
high density urban growth scenario, year 50
URBAN STREETSCAPE OVER TIME
enlarged plans (1:1000)
2 v 1
N 0
10
25
existing condition
50 m
35m
35m
year 0 - intervention
year 5 - densification
year 15 - dismantling
year 50 - rebuilding
urban landscape studies
dismantling/deploying scenario, year 5
urban rebuilding scenario, year 15
medium ensity urban growth scenario, year 50
urbaN WETLAND INTERFACE OVER TIME