Underwater: The Case for Land Island by MIT DUSP

u n d e r wat e r

the case for long island mit site planning studio 2 01 4

u n d e r wat e r

the case for long island mit site planning studio 2 01 4

MIT 11.304 STUDIO PROJECTS: Retreat and Adapt 60 Kara Elliott-Ortega, MCP 2015 Green Links 68 Lilly Jacobson, MCP 2015 Connect and Protect 76 Adriana Akers, MCP 2015 Balancing Benefits 84 Sunny Menozzi, MCP 2015 Risks and Rewards 92 Chloe Schaefer, MCP 2015 Learning from Nature 100 Alex Brady, MCP 2015

co n t e n t s

8 14 20 40

Premise site planning STUDIO 10 process overview 12

History of the Massapequas DEVELOPMENT HISTORY 16 changing landscapes 18

Analysis Habitat 22 coastal Edges 28 Politics of water 30 CHANGING Demographics 34 mobility AND ACCESS 36 stakeholder INTERESTS 38

Visualizing Vulnerabilities SUPERSTORM SANDY 42 REGIONAL ISSUES 44 WATER RISKS 46 jobs & housing mismatch 50 emergency readiness 54 simulating storms 56

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Photo: Mary Anne Ocampo

global clima is an increasing regular—reali irene and supe left many co traumatized a vulnerabilities northe 8

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mate change ngly local—and lity. hurricane perstorm sandy communities d and exposed s in the coastal heast. 9

hus far, our collective response to natural disasters has focused primarily on recovery and emergency preparedness as an attempt to quickly repair damaged property and restore a sense of normalcy. The efforts of government agencies, community organizations, and the private sector have been largely ineffective at challenging outmoded development patterns, nostalgic lifestyles, and economically, socially and environmentally unsustainable norms. And in the meantime municipalities are expending huge sums of public resources in the name of “resilience”—while many of these solutions remain short term and continue to ignore the larger questions of long-term viability.

In recent years we have witnessed rapid environmental changes and an increasing frequency and severity of natural disasters impacting densely populated areas, as evident by Super Storm Sandy in the coastal northeast. At the same time, many US cities have also experienced a renewed interest in urban living, signaling a trending shift away from the profligate suburban model which dominated most of the second half of the 20th century and resulted in 75% percent of contemporary development, to a greater cosmopolitanism. Considering this cultural shift together with the ever-increasing natural and environmental challenges of 21st century, designers and planners will be required to envision bold new strategies for resilient urban and suburban retrofit. Questioning these norms is no easy task, and proposing answers can prove to be even harder. This studio explores strategies for the resilient retrofit of the South Shore Long Island communities of the Massapequas in the aftermath of Super Storm Sandy. Students focused on the area directly southeast of Levittown, New York, as a prototype for rethinking the existing organizational patterns of a densely developed suburban community that will continue to experience the destructive impacts of nature, into a community that is more economically, socially and environmentally resilient. They were asked to contemplate the viability of a homogenous morphology, the relationship of development to water, and the unmeet potential that the Long Island Rail Road presents by a less than onehour commute to Penn Station. Building on extensive area studies, including the ongoing New York Rising area plan for the Massapequas coordinated by New York State with Arup and Sasaki Associates, students developed

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urban design proposals that negotiate between the visionary and pragmatic and respond to local stakeholder needs. Through an iterative process of analyzing and understanding the cultural, natural, political, and morphological characteristics of the area, students developed a comprehensive community profile and proposed provocative urban design and development proposals. By overlaying and interweaving cultural preferences with natural systems new forms of urbanity can result that increase resiliency in suburban coastal communities by responding to the impacts of Super Storm Sandy, anticipating future storm events, and ultimately achieving long-term economic and social sustainability by more flexibly responding to the diverse demands of the region as a whole.

Photo: cbsnewyork.files.wordpress.com

massapequa.patch.com Oct. 30, 2012

Robert Beckerle

studio intent

arallel to the work of Boston Planning and Design firm Sasaki Associates and NY State’s New York Rising Community Reconstruction Program, graduate planning students in the Department of Urban Studies and Planning at MIT have imagined alternative futures for south shore Long Island. The studio focuses on the Massapequas, a community southeast of Levittown, New York, that is characterized by dense single-family suburban development. Students were asked to consider the site not only as a physical location, but also as a dynamic construct influenced by natural, cultural, economic, political, and morphological forces when developing urban design proposals that balanced responses to environmental forces, economic realities, and the community feedback.

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Photo: Mary Anne Ocampo

QUESTIONS CONSIDERED: What does an ecologically sustainable, economically robust, and socially diverse Long Island community look like in the future? •

In the event of future disasters, where should rebuilding occur and where should it not?

•

In the context of widespread shoreline privatization, what does it mean to be a “waterfront community”?

•

How can productive landscapes be drivers for development and serve as meaningful community green spaces?

What is the long-term viability of homogenous, single-family dwellings in the context of changing demographics? •

What are the options for an aging community to remain and age in place?

•

Who will bear the future tax burden?

•

Are there opportunities for young professionals to live within their means?

•

Can local workers afford to live in the communities in which they work?

•

Is there untapped capacity for transit-oriented development near LIRR stations?

Adaptive urban design scenarios were developed for new futures that balance the need for tactical responses to storm impacts with long-term visions for a more resilient region. Strategies included: Retreat and Adapt: Prototypes for an ecologicallyderived coastal edge, rather than a developed one. Green Links: Connected networks of public eco-parks and wetland preserves as drivers for development. Connect and Protect: Transit-oriented housing options for storm-damaged families, a rapidly aging population, and the local workforce—as well as those intended to attract young professionals. Balancing Benefits: Increasing public access to water by stepping back from the edge. Risks and Rewards: Reconstructed waterfront and restored wetlands as accessible community resources. Learning from Nature: Regional medical and institutional facilities to stimulate the economy and increase local resilience.

history massap 14

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1938 Aerial

y of pequas

istorical maps dating back to 1842 tell a story of how the Massapequas have changed over time. When combined with census data, development patterns, and a pattern of storm events, these maps illustrate the dramatic social and environmental transformation that has occurred.

The timeline on the following pages shows the relationship between the rate of change for key factors that influence coastal change and the resulting increase in vulnerability. On the following overlays, the Y-axis measures the proportional percentage of change between 0–100. The X-axis represents 10-year time intervals spanning from 1870–2012.

1903 US Geological Survey Map A higher level of resolution identifies the Village of Massapequa between Seaford and Amityville. More single-family houses and roads have been built, but the marshlands remain moslty unaffected. Population data for the Massapequas is not officially recorded until the 1940 census, but several hundred dwellings can be seen.

1842 Mather Map of Long Island The inlets of South Oyster Bay would eventually become the Massapequas. Marshlands were continuous along the entire south shore coastline and Merrick Road serves as a spine connecting emerging clusters of development stretching east from Brooklyn and Queens, NY. This map also shows South Oyster Bay Depot and the South Side Railroad which crossed the inlets in 1860.

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1948 Sandborn Map The majority of development that exists today is shown in gridded patterns, however large tracts of lowlands and wetlands along the inlets have still not been developed. The combined populations of Massapequa and the Village of Massapequa is estimated at 7,600. Prior to 1940, Nassau County had roughly 30% of the original farmland which fell to 8% in 1950.

1984 US Geological Survey of Long Island West Widespread development finally reaches the lowlands and inlets, resulting in the development pattern which exists today.

the history of massapequas 18

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*14

*6,219

*4,116

permeable e surface wetland (1,100 acres) 56,000

Roads oads

1870

Massapequas

1880

1890

Population

1900

1910

1920

1930

1940

1950

1960

1970

1980

1990

2000

2010

*14

*6,219

*4,116

permeable surface wetland (1,100 acres) 56,000

Roads oads

1870

Massapequas

1880

* structures in 100-year floodplain 100

1890

Population

1900

1910

1893-1894: Strong storm surges and the Sea Islands Hurricane damanged property on Long Island. sland.

1920

1930

1940

1950

1960

1970

1980

1990

2000

2010

*14

*4,116

permeable surface wetland (1,100 acres) 56,000

Roads oads

1870

Massapequas

1880

* structures in 100-year floodplain 100

1890

Population

1900

1910

1893-1894: Strong storm surges and the Sea Islands Hurricane damanged property on Long Island. sland.

1920

1930

1940

1938: The New England Hurricane AKA The Long Island Express aked havoc with 125 MPH wreaked winds and an 15 foot storm surge on Long Island. Total damages are estimated at $4.8 billion 2010 USD.

1950

1960

1970

1980

1990

2000

2010

*14

*4,116

permeable surface wetland (1,100 acres) 56,000

Roads oads

1870

Massapequas

1880

* structures in 100-year floodplain 100

1890

Population

1900

1910

1893-1894: Strong storm surges and the Sea Islands Hurricane damanged property on Long Island. sland.

1920

1930

1940

1938: The New England Hurricane AKA The Long Island Express aked havoc with 125 MPH wreaked winds and an 15 foot storm surge on Long Island. Total damages are estimated at $4.8 billion 2010 USD.

1950

1960

1960: Hurricane Donna produced 100 MPH winds and tides six feet above in extensive normal causing n. Total beach erosion. stimated at damages are estimated $6.6 billion 2009 USD.

1970

1980

1990

2000

2010

100-year floodplain

*14

*6,219

*4,116

216 miles

permeable surface wetland (1,100 acres)

56,000

56%

Roads oads

1870

Massapequas

1880

* structures in 100 100-year floodplain

1890

Population

1900

1910

1893-1894: Strong storm surges and the Sea Islands Hurricane damanged property on Long Island. sland.

1920

1930

1940

1938: The New England Hurricane AKA The Long Island Express aked havoc with 125 MPH wreaked winds and an 15 foot storm surge on Long Island. Total damages are estimated at $4.8 billion 2010 USD.

1950

1960

1960: Hurricane Donna produced 100 MPH winds and tides six feet above in extensive normal causing n. Total beach erosion. stimated at damages are estimated $6.6 billion 2009 USD.

1970

1980

1991: Hurricane Bob caused mages estimated at $2 damages $2.4 billion 2009 USD in New England alone, with the most extensive flooding since the 1960s.

1990

2000

2010

2011-20 ca 2011-2012: Hurricanes Irene d la and Sandy devastated large sections of Long Island. Damage to over 4,000 homes and 120 businesses in the e was Massapequas alone mated at $92 million. estimated

Working in pairs, students created a series of maps around one of three central themes. They explored the community needs of individuals, institutions, and organizations represented in the Massapequas. Drawing from a detailed account of community feedback during the NYRCR community engagement process as well as from independent research including newspaper articles and television programs, each pair identified human, fauna, and flora most impacted by the effects of climate change.

1. Natural Environment: Topography, open space typologies, hydrology/watersheds, tree cover, floodplains, geology, sea level rise projections, and storm surge 2.

Mobility and Cultural Infrastructures: Transit— highways, road networks, rail, bike and ped-waysCultural —education, religious, medical, and community centers

Housing and Economic Development: Land use, economic drivers, land ownership—public vs. private, jurisdiction, demographics—race, wealth, age, median household income, employment

a n a ly s 20

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Photo: Mary Anne Ocampo

sis

TUARY

torms that impact the Massapequas stretch northward from the Atlantic and pass over the ocean to make landfall in much the same way that hurricanes and other major weather events do after winding up the shores of the East Coast. For these storms, the first line of defense are the South Shore Barrier Islands. A network of offshore dunes including Long Beach, Jones Island, and Fire Island, the barrier islands comprise an incredibly dynamic natural system. Islands such as these are always in flux: as sand erodes in some areas, accretes in others, is washed away in storm events, and is built back up again. In addition, though barrier islands, as their name suggests, do provide some protection from extreme weather

events, their natural response to storms is to absorb the shock by creating a new inlet, allowing the storm surge to pass through. Evidence of this process can be found in the shifting coastlines and temporary inlets of Jones Island and Long Beach at various points over the past 200 years. In the past half-century, however, these cycles have been interrupted; human inhabitants, seeking reliable inlets between the bay and the ocean and firm sands for development, have stabilized the coastline with riprap, groins, and other hard infrastructure mechanisms. Despite their best efforts however, erosion and accretion still occur, on a scale of several meters a year.

BENTHIC HABITAT SUBMERSED AQUATIC VEGETATION (SAV) TIDAL MARSH UNCONSOLIDATED SEDIMENT UNKNOWN (OFTEN DREDGED)

3 2 1

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NUMBER OF NOTABLE SPECIES

South Shore Barrier Islands are the first line of defense

1. Middle Hempstead Bay 2. East Hempstead Bay 3. South Oyster Bay 4. Tobay Sanctuary 5. Great South Bay West ATLANTIC OCEAN 3 MILES 23

E SOUTH SHORE ESTUARY

The South Shore also hosts a rich inland bay ecosystem. In it’s entirety, this ecosystem stretches from Jamaica Bay, Queens out as far as the Hamptons, comprising one of largest undeveloped coastal wetland ecosystems in New York State. Far from an undifferentiated mass, however, the greater bay is composed of many unique, smaller ecosystems, each deemed significant coastal habitat by the New York Department of State’s Office of Communities 1 border on and Waterfronts. Five of these habitats the Massapequa area: Middle Hempstead Bay, East Hempstead Bay, South Oyster Bay, Tobay Sanctuary, and Great South Bay – West.

Though many species of plants, birds, fish, and other creatures are common to the entire system, South Oyster Bay, directly off of the Massapequas’ shores, has some unique features. Rich in Submerged Aquatic Vegetation (SAV) – primarily eelgrass and wigeon grass – the Bay provides rich foraging and spawning habitat, and2is home to several shorebird species that are not found in neighboring environments. Any changes made in South Oyster Bay in the name of resilience – creating more wetlands to replace the existing SAV, for example – should be carefully considered in the context of the greater Long Island coastal ecosystem.

NUMBER OF NOTABLE SPECIES (NEAREST MULTIPLE OF FIVE)

PLANTS MOLLUSKS & CRUSTACEANS

FISH

TURTLES

BIRDS

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NUMBER OF UNIQUE SPECIES

1. Middle Hempstead Bay 2. East Hempstead Bay 3. South Oyster Bay 4. Tobay Sanctuary 5. Great South Bay West ATLANTIC OCEAN 3 MILES

1. Middle Hempstead Bay 2. East Hempstead Bay 3. South Oyster Bay 4. Tobay Sanctuary 5. Great South Bay West ATLANTIC OCEAN

3 MILES 25

THE SOUTH SH

PER 10 MILES2

TOTAL

NUMBER OF UNIQUE SPECIES 22 7 1

SPECIES UNIQUE

9 4

60 2

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t h e b ay p r ov i d e s r i c h f o r a g i n g a n d s paw n i n g h a b i tat , a n d i s h o m e t o s e v e r a l 1. Middle Hempstead Bay s h o r e b i r d s p e c i e s t h at a r 2.e East n oHempstead t f o u nBayd i n South Oyster Bay n e i g h b o r i n g e n v i r o n m e n t s 3. 4. Tobay Sanctuary 5. Great South Bay West

ATLANTIC OCEAN

3 MILES

QUE TO HABITAT

1. Middle Hempstead Bay 2. East Hempstead Bay 3. South Oyster Bay 4. Tobay Beach 5. Great South Bay West 6. Atlantic Ocean 3 MILES 27

CHANGING SHORELINE

Extrem

High

co a s ta l e d g e s a r e c h a r a c t e r i z e dareas b y for h acoastal r d hazard infrastructure and development

Moderate

The Massapequas shoreline presents an incredibly hard edge: more than 80% of its total mileage is comprised of man-made structures, such as bulkheads, to guard against the sea. In the greater Long Island context, this number is unique, however it is common for the Eastern South Shore region in which it is located. Though protected to some degree by the barrier islands and tidal wetlands, the communities in this area are more exposed to ocean weather than their Northern neighbors on the Sound. Previously, much of this shoreline was a wetland ecosystem, similar to the still undeveloped tidal marshes in the neighboring bay. Indeed, almost all of the 2080 HIGH SEA LEVEL RISE Southern portion of the Massapequas rests on former + CATEGORY 3 wetlands: resulting in a 30% reduction in total wetlands in the Massapequas area since 1934. More than 8,000 structures have been built on this reclaimed over the years, all of which are highly vulnerable to storm surges and rising tides.

13,735

With a high water table and well-drained soils, there are a number of areas that may be suitable for managing stormwater through infiltration. The Massapequa’s are incredibly vulnerable, however, to water that comes not from rainfall, but from the sea: the area’s relatively gentle topography allows seawater to travel considerably far inland, and with the increasing frequency of major storm events and dire predictions for even the best case scenarios for sea level rise, the Massapequas need to seriously consider significant adaptation, mitigation, and retreat measures.

HISTORICAL SHORELINES

ELINES AND SHIFTING SANDS

1880

ildings

1909

1947 DATA FROM THE COASTAL RESILIENCY NETWORK

3 MILES

1-20%

41-60%

21-40%

61-80%

2011 1.5 2.2 3.4 BEACH MIGRATION Meters per Year

in the five towns are

located within state defined

9,563

extreme risk

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areas for coastal hazards.

RIPRAP

BEACH

ned

1.5 2.2 3.4 BEACH MIGRATION Meters per Year

extreme risk

hazards.

me risk

BEACH

RIPRAP

BEACH

40,339

Ø 20 MILES

20 MILES WETLAND Photo: The Nature Conservancy

WETLAND Photo: The Nature Conservancy

STRUCTURE

30%

of the wetlands that existed in 1934 in the towns of Baldwin, Freeport, Bellmore-Merrick, Seaford-Wantagh, and Massapequa have been replaced

STRUCTURE

8,744 buil

30%

of the wetlands that existed in 1934 in the towns of Baldwin, Freeport, Bellmore-Merrick, Seaford-Wantagh, and Massapequa have been replaced with

8,744 buildings .

t h e p o l i t i c s o f WHO wat e rCARES

ABOUT MASSAPEQ

HURRICANE SANDY In the wake of Hurricane Sandy, the Massapequas’ water quality issues intensified. The Bay Park sewage treatment pl

ENVIRONMENTAL GROUPS:

Environmental groups such as the Citizens Campaign for the Environment are active in Massapequa in ensuring wa

National Marine Fisheries Service (NMFS) US Environmental Protection Agency (US EPA)

AL ER FED

National Marine Fisheries Service (NMFS) Atlantic States Marine Fishery Commission

L NA GIO RE

Mid-Atlantic Fishery Management Council NYS Department of Environmental Conservation

TE STA

NYS Department of Environmental Conservation

TY UN CO L CA LO

MASSAPEQUA’S WATER QUALITY?

gallons of raw sewage and 2.2 billion gallons of partially treated sewage over the 44 days following the hurricane – the worst sewage overflow on record in New Bay. Storm-related water quality effects impacted beaches and fisheries in the area. Moving forward, vegetated, on-site stormwater detention measures may h

Oyster Bay Environmental Resources Department

COASTAL PLANTS

FISHERMEN

Coastal plants provide vital spawning and foraging habitat for a number of important fish and shellfish species, anchoring the bottom of the food chain.

Navigational dredging and bottom-disturbing fishing practices, such as trawling, can disrupt underwater meadows. Without them, fish species may decline, negatively impacting fishermen’s livelihoods.

Bea coa “pro

South Oyster Bay

FEDERAL GOVERNMENT AGENCIES: NMFS, US EPA, NPS

30STATE GOVERNMENT AGENCIES: NYS DEC, NYS PRHP, NYS DEPARTMENT OF HEALTH

REGIONAL GOVERNMENT AGENCIES: ATLANTIC STATES MARINE FISHERY COMMISSION; MID-ATLANTIC FISHERY MANAGEMENT COUNCIL | UNDERWATER: THE CASE FOR LONG ISLAND

COUNTY GOVERNMENT AGENCIES: NASSAU COUNTY PARKS, RECREATION & MUSEUMS, NASSAU LOCAL GOVERNMENT AGENCIES: OYSTER BAY ENVIRONMENTAL RESOURCES DEPARTMENT, OYSTER BAY PARKS DEPARTMENT, AQUA NEW YORK, MASSAPEQUA WATER DISTRICT

PEQUA’S WATER QUALITY?

e treatment plant, which handles much of Nassau County’s wastewater, was taken out of commission, filling the South Shore Estuary Reserve with 2 million n record in New York State. Closer to home in Massapequa, flooding and storm surges intensified problems of contaminated urban runoff streaming into the easures may help reduce flooding at the same time as they provide water quality benefits.

n ensuring water quality both in the drinking supply and the bay: affecting recreationists, fishermen, coastal habitats, and homeowners alike.

ling, e,

US Environmental Protection Agency (US EPA) National Park Service

US Environmental Protection Agency (US EPA)

NYS Parks, Recreation, & Historic Preservation

NYS Department of Health

Nassau County Parks, Recreation, & Museums

Nassau County Health Department Aqua New York, Masspequa Water District

Oyster Bay Parks Department

BEACHGOERS & BOATERS

HOMEOWNERS

Beachgoers and boaters, if not careful, may negatively impact coastal plant ecosystems. Scientists have found evidence of of meadows, caused by recreational “prop scarring” in Areas underwater Needs or Concerns Interest motor boating.

FEDERAL GOVERNMENT US Waterbodies

South Oyster Bay has been classified as a Section 303d impaired water since 1998, due to high concentrations of pathogens originating from stormwater runoff. Since 2012, South Oyster Bay’s tributary waters, including Massapequa Creek, were added to the list for pathoRunoff fromcase, thenutrients home --(nitrogen containing pesticides, herbicides, fertilizers; pet of waste; gens and, in Massapequa Creek’s and phosphorous). Stormwater runoffand was cited as the source the pollution and in some cases leaked human waste from septic systems -- is the number one in these cases as well.

driver of contamination in South Oyster Bay. Degraded water quality closes fisheries

Under the Clean Water Act, the EPA is compelled to monitor water quality in the The federal government holds local authorities responsible for bringing and recreational areas and negatively impacts coastal plant with species. Damaged nation’s waterbodies. For any waterbodies listed as impaired -- which include South community waterbodies into compliance safe standards for fishing, Oyster Bay and Massapequa Creek -- local authorities must the Totalaffect Maxi- fishermen shellfishing, and recreation. Theof USany EPA’sdamage Office of Wastewater plantascertain ecosystems in turn, on top to fish Managemum Daily Load (TMDL) of the relevant pollutant that the waterbody can safely ment has made available $400,000 in technical assistance for communities populations from contaminated waters. receive, and develop a plan for keeping the load at or below this level. interested in implementing green infrastructure to protect water quality and build more sustainable communities.

LOCAL GOVERNMENT Aquifers, watershed, water systems, vital habitats

Local government and water utilities provide the community with reliable, clean drinking water that meets government standards. Agencies at the state and local levels also work to keep important species healthy in the area.

If current patterns of increases in nitrogen levels continue for one of the main aquifiers that serves Massapequa, and Long Island generally, the water will Magothy Aquifer no longer be potable by 2050.

Chemicals from industrial, commercial, and residential uses can seep into the groundwater, rendering it unhealthy to drink. Homeowners want to have easy and reliable access to clean and safe water both for drinking and for other purposes at home. Storm water runoff and sewage that is not contained or treated properly threaten homeowners’ access to clean and safe water.

ENVIRONMENTAL GROUPS

MUSEUMS, NASSAU COUNTY HEALTH DEPARTMENT

“We have made a commitment to take whatever steps necessary to preserve and enhance these resources. The completed and planned storm water runoff mitigation projects will go a long way toward reducing the pollutant load in our waterways, but we need your help.” - John Venditto, Oyster Bay Town Supervisor

Various factions of the local government in Massapequa are responsible for delivery of water to the residents, as well as treating the sewage and wastewater. They want to maintain a clean water supply, free of pollutants or contaminants, as well as maintain well-functioning treatment plants. All of this, they want to do at minimum cost. The local government also needs to ensure that the water meets the standards of the state and federal government.

HOMEOWNERS Aquifers, watershed, water systems

What Do They Offer to the Community?

In Massapequa, the vast majority of the community owns their homes.

31 “The bays have been dying and Sandy just about killed them.” - Adrienne Esposito, Executive Director, Citizens Campaign for the Environment

WHO CARES ABOUT MASS

South Oyster Bay

t h e p o l i t i c s o f wat e r FEDERAL GOVERNMENT AGENCIES: NMFS, US EPA, NPS REGIONAL GOVERNMENT AGENCIES: ATLANTIC STATES MARINE FISHERY COMMISSION; MID-ATLANTIC FISHERY MANAGEMENT COUNCIL STATE GOVERNMENT AGENCIES: NYS DEC, NYS PRHP, NYS DEPARTMENT OF HEALTH

COUNTY GOVERNMENT AGENCIES: NASSAU COUNTY PARKS, RECREATION & MUSEUM LOCAL GOVERNMENT AGENCIES: OYSTER BAY ENVIRONMENTAL RESOURCES DEPARTMENT, OYSTER BAY PARKS DEPARTMENT, AQUA NEW YORK, MASSAPEQUA WATER DISTRICT

Areas of Interest

Needs or Concerns

FEDERAL GOVERNMENT US Waterbodies

What Do They Offer to the Community?

South Oyster Bay has been classified as a Section 303d impaired water since 1998, due to high concentrations of pathogens originating from stormwater runoff. Since 2012, South Oyster Bay’s tributary waters, including Massapequa Creek, were added to the list for pathogens and, in Massapequa Creek’s case, nutrients (nitrogen and phosphorous). Stormwater runoff was cited as the source of the pollution in these cases as well.

Under the Clean Water Act, the EPA is compelled to monitor water quality in the nation’s waterbodies. For any waterbodies listed as impaired -- which include South Oyster Bay and Massapequa Creek -- local authorities must ascertain the Total Maximum Daily Load (TMDL) of the relevant pollutant that the waterbody can safely receive, and develop a plan for keeping the load at or below this level.

LOCAL GOVERNMENT Aquifers, watershed, water systems, vital habitats

Aquifers, watershed, water systems

Bays and oceans

In Massapequa, the vast majority of the community owns their homes.

“The bays have been dying and Sandy just about killed them.” - Adrienne Esposito, Executive Director, Citizens Campaign for the Environment

Many NGOs are concerned with increasing levels of pollutants in water both because of the impacts they have on natural systems and human health. In addition to protecting the groundwater supply from pollutants, they are concerned with the unique habitats in the area and keeping those vibrant.

FISHERMEN

If current patterns of increases in nitrogen levels continue for one of the main aquifiers that serves Massapequa, and Long Island generally, the water will no longer be potable by 2050.

ENVIRONMENTAL GROUPS Aquifers, watershed, water systems, vital habitats

HOMEOWNERS

The federal government holds local authorities responsible for bringing community waterbodies into compliance with safe standards for fishing, shellfishing, and recreation. The US EPA’s Office of Wastewater Management has made available $400,000 in technical assistance for communities interested in implementing green infrastructure to protect water quality and build more sustainable communities.

Environmental groups awareness around issues that impact residents and often serve in advocacy rules to influence pending legislation and rulings to protect the natural resources and health of animals, people, and entire ecosystems in the area.

“There’s no flounder fishing that’s going on anymore. What used to be a ton of money that people would spend on worms, on mussels, on chum, is really gone because there’s no flounder fish for anyone to go. I wouldn’t swim in this water, and I wouldn’t eat any fish from it.” - Don Harris, Charter Boat Captain

Water quality has a significant impact on the fishermen of Long Island: large portions of South Oyster Bay are closed to shellfishing year-round, and more of it is closed seasonally, and fish stock in general are in decline. Commercial fisheries have been in decline on Long Island for many years, due to both falling fish stocks and development pressures on affordability. Even those, like Mr. Harris, involved in the recreational fishing industry, however, are finding it harder and harder to survive.

The fishing industry is a source of employment and recreation for local residents, and provides a connection to Long Island’s historical traditions.

BEACHGOERS & BOATERS

In 2012, 89% of beach closures in the state of New York were due to storm water runoff contamination. Massapequa is no different, especially given its topography where everything drains to the ocean.

Beaches, oceans, bays

| UNDERWATER: THE CASE

High levels of bacteria and other pollutants can lead to illnesses for people swimming or playing in the water. Debris poses navigational threats for boaters, especially after Hurricane Sandy when there was significantly more debris in the waters than normal. FOR LONG Biltmore BeachISLAND and Phillip Healey Beach both reported bacteria or pollutant levels above state standards for 13% or more of the days sampled in 2012.

Massapequa, and Long Island, prides itself on its waterfront lifestyle. Being able to enjoy the water is a key part of life and culture here.

The eelgrass that is so important to the South Oyster Bay ecosystem is in decline: from 61% of the total habitat area in 1967 to 33% today (this does

tats

well-functioning treatment plants. All of this, they want to do at minimum cost. The local government also needs to ensure that the water meets the standards of the state and federal government.

HOMEOWNERS Aquifers, watershed, water systems

ENVIRONMENTAL GROUPS

TION & MUSEUMS, NASSAU COUNTY HEALTH DEPARTMENT

ng oon

Aquifers, watershed, water systems, vital habitats

Areas of Interest

state

d to

“The bays have been dying and Sandy just about killed them.” - Adrienne Esposito, Executive Director, Citizens Campaign for the Environment

Needs or Concerns

What Do They Offer to the Community?

South Oyster Bay has been classified as a Section 303d impaired water since 1998, due to high concentrations of pathogens originating “There’s no flounder fishing going on anymore. used to be a tonBay’s of money thatwaters, people including would spend on worms,Creek, on mussels, on chum, is list really fromthat’s stormwater runoff. SinceWhat 2012, South Oyster tributary Massapequa were added to the forgone pathobecause there’s no flounder forinanyone to go. ICreek’s wouldn’tcase, swimnutrients in this water, and Iand wouldn’t eat any fish from it.” -runoff Don Harris, Charter Boat Captain gensfish and, Massapequa (nitrogen phosphorous). Stormwater was cited as the source of the pollution in these cases as well.

FISHERMEN FEDERAL GOVERNMENT US Waterbodies Bays and oceans

ties nd

In Massapequa, the vast majority of the community owns their homes.

Under Clean Act, the impact EPA is compelled to monitor water qualitylarge in the Water the quality hasWater a significant on the fishermen of Long Island: portions nation’s Forclosed any waterbodies listed as impaired whichofinclude South of Southwaterbodies. Oyster Bay are to shellfishing year-round, and--more it is closed Oyster Bay and Creek -- are localinauthorities must ascertain the Total seasonally, andMassapequa fish stock in general decline. Commercial fisheries have Maxibeen mum Dailyon Load (TMDL) the relevant pollutant that falling the waterbody canand safely in decline Long Islandoffor many years, due to both fish stocks developreceive, and develop a plan for keeping the load at or below this level. ment pressures on affordability. Even those, like Mr. Harris, involved in the recreational fishing industry, however, are finding it harder and harder to survive.

The fishing federal industry government holds local authorities responsible for for bringing The is a source of employment and recreation local communityand waterbodies compliance with Island’s safe standards fortraditions. fishing, residents, provides ainto connection to Long historical shellfishing, and recreation. The US EPA’s Office of Wastewater Management has made available $400,000 in technical assistance for communities interested in implementing green infrastructure to protect water quality and build more sustainable communities.

“We have made a commitment to take whatever steps necessary to preserve and enhance these resources. The completed In 2012, 89% of beach closures in the state of New York were due to storm water runoff contamination. Massapequa is no and planned storm water runoff mitigation projects will go a long way toward reducing the pollutant load in our waterways, but different, especially given its topography where everything drains to the ocean. we need your help.” - John Venditto, Oyster Bay Town Supervisor

BEACHGOERS & BOATERS LOCAL GOVERNMENT Aquifers, waterBeaches, oceans, shed, water sysbays tems, vital habitats

Various factions of the and localother government in Massapequa are responsible forswimming delivery High levels of bacteria pollutants can lead to illnesses for people of water as well as treating the sewage wastewater. They want or playingtointhe theresidents, water. Debris poses navigational threatsand for boaters, especially afterto maintain aSandy clean when water there supply, free of pollutants or contaminants, as wellthan as maintain Hurricane was significantly more debris in the waters normal. well-functioning treatment plants. All of this, they want to do at minimum cost. The Biltmore Beach and Phillip Healey Beach both reported bacteria or pollutant levels local government also needs toor ensure thedays water meets in the2012. standards of the above state standards for 13% more that of the sampled state and federal government.

Local government utilities the reliable, Massapequa, and and Longwater Island, pridesprovide itself on itscommunity waterfront with lifestyle. Being cleantodrinking water that government Agencies at the state able enjoy the water is meets a key part of life andstandards. culture here. and local levels also work to keep important species healthy in the area.

COASTAL PLANTS HOMEOWNERS

The eelgrass that is so important to the South Oyster Bay ecosystem is in decline: from 61% of the total habitat area in 1967 to 33% today (this does If current patterns of increases in nitrogen levels continue for one of the main aquifiers that serves Massapequa, and Long Island generally, the water will represent somewhat of a rebound, however, over the low 19% coverage in 1988, measured after a brown tide event. no longer be potable by 2050.

Bays Aquifers, watershed, water systems

Eelgrass in the area is most threatened by harmful algal blooms that reduce the light availability, and excess nitrogen (water quality) in the water The South Chemicals from industrial, commercial, and residential usescolumn. can seep into the Shore Estuary, the shallowest where seagrasses are found, is alsotosusceptible to sea groundwater, rendering area it unhealthy to drink. Homeowners want have easy and level rise, and increased water temperatures from climate change. The proliferation reliable access to clean and safe water both for drinking and for other purposes at of docks and hardened shorelines in response to sea level rise will decrease seahome. Storm water runoff and sewage that is not contained or treated properly grass coverage further by preventing migration shading seagrass habitat. threaten homeowners’ access to clean and safeand water.

ENVIRONMENTAL GROUPS Aquifers, watershed, water systems, vital habitats

Bays and oceans

“The bays have been dying and Sandy just about killed them.” - Adrienne Esposito, Executive Director, Citizens Campaign for the Environment

FISHERMEN

South Oyster Bay’s rich coastal plant life provides a unique spawning habitat for many fish the andvast wildlife, which tourismowns and their provides local In Massapequa, majority ofsupports the community homes. amenities.

The fishing industry is a source of employment and recreation for local residents, and provides a connection to Long Island’s historical traditions.

BEACHGOERS & BOATERS

In 2012, 89% of beach closures in the state of New York were due to storm water runoff contamination. Massapequa is no different, especially given its topography where everything drains to the ocean.

Beaches, oceans, bays

High levels of bacteria and other pollutants can lead to illnesses for people swimming or playing in the water. Debris poses navigational threats for boaters, especially after Hurricane Sandy when there was significantly more debris in the waters than normal. Biltmore Beach and Phillip Healey Beach both reported bacteria or pollutant levels above state standards for 13% or more of the days sampled in 2012.

COASTAL PLANTS

Massapequa, and Long Island, prides itself on its waterfront lifestyle. Being able to enjoy the water is a key part of life and culture here.

The eelgrass that is so important to the South Oyster Bay ecosystem is in decline: from 61% of the total habitat area in 1967 to 33% today (this does represent somewhat of a rebound, however, over the low 19% coverage in 1988, measured after a brown tide event.

n a s s a u co u n t y d e m o g r a p h i c s : people are getting older and more vulnerable to flooding and other hazards

Nassau County Population History 1,427,000

ays total population

population under 35 767,726

population over 55

d rly in d we ng

126,120 98,992

ltsea m

27,128 1920

1930

1940

1950

1945 World War II ends 1930s Beginning of Long Island suburbanization

| UNDERWATER: THE CASE FOR LONG ISLAND

Median Home Value

1970

1963 Long Island Expressway reaches 1/3 of Suffolk County

1924 Robert Moses appointed head of newly formed Long Island State Park Commission

1960

1958 Median age of housing in the Massapequas

1970 Peak population in Nassau County

1951 Levittown constructed

Percent Single Family Home

1980

Population growth on Long Island began around 1924, with the expansion of highways and creation of formal bodies like the Long Island State Park Commission. Nassau County saw a housing boom after World War II, including the construction of iconic Levittown in 1951. By 1963, the Long Island Expressway reached 1/3 of Suffolk County and by 1970 Nassau County reached a peak population of 1.4 million.

1,341,000

Most of the built environment of this area was constructed in one short time period between the 1950s and the 1960s. Since 1970 the population has declined, particularly in age groups under 35 years old. Population over 55 years old has been increasing in the county, and the Massapequas in particular are at an important turning point. As the population ages, it becomes more vulnerable to flooding and other hazards. The fabric of singlefamily homes is difficult to upkeep, especially after suffering saltwater damage. Auto-oriented impervious surfaces further aggravate the results of sea level rise and storm surge. The suburban landscape is not compatible with long-term environmental risks or socioeconomic changes.

567,243

376,821

1990

2000

2010

2008 Long Island loses 7,100 jobs due to recession

Percent White

long island railroad (lirr) is s u r r o u n d e d by l o w d e n s i t y pa r c e l s a n d s u r fa c e pa r k i n g l o t s

1 MILE

| UNDERWATER: THE CASE FOR LONG ISLAND

r e c r e at i o n a l u s e o f p u b l i c s pa c e i s f o c u s e d a r o u n d pa r k s a n d p r e s e r v e s

Cycling Routes Running Routes Admin. Boundary 1 MILE

Seaford Station

Wantagh Station

Massapequa Station

Massapequa Park Station

s ta k e h o l d e r s i n t e r e s t s

Median Age by Census Block Group

Community/CapacitySeaford Building and Wantagh

Health and Social Services Massapequas

•

esilience along the waterfront: rebuilding roads R and housing south of Merrick Road

•

S ustainable living: balancing the demands of boating and transportation (dredging and impermeable surfaces) with ecological needs (aquatic biodiversity, stormwater management, and aquifer protection)

• ( Regional) Public health emergency during Sandy 35 - 39 when Bay Park sewage treatment plant went 40 - 44 offline and raw sewage backed up into streets 45 - 54 55 - 64 and homes. It took 44 days to fully restore ser-65 and older vice to the treatment plant while flooded homes required additional decontamination.

•

risis preparedness: power C generators, commuMedian Age: 28 nication infrastructure (including cellular towers), and community centers N

•

Community building: parks, recreation, and

19 - 34

• ( Regional) Debris removal has been a problem without adequate dumping space or efforts to Median Age: 32.5 clear it away. • Th e Massapequas have been awarded $17.5 M of FEMA assistance to reimburse the cost of debris removal, which includes 23,000 tons of vegetative debris

0.25

0.5

Seashared Level and Storm Surge Vulnerabilities accessRise to the water Natural Environment Economic Development mainland flooding brings brackish or fresh water into the wetlands, changing the salinity and affecting water quality

storm winds and saltwater knock down trees and kill vegetation

storm surge flooding displaces wildlife and eliminates habitats

Housing

the force of storm suge flooding erodes dunes and can break through barrier islands, creating inlets

• ( Regional) Small business owners who lost their violent storm winds and eye of had the storm • (Regional) Homes were destroyedthe that been displace birds and other homes and businesses were unable to acquire wildlife rebuilt changes in the salinity using FEMA assistance after Hurricane loans to reopen their business and did not qualify of wetlands disrupt Irene but the homeowners had not purchased the vegetation and unemployment insurance. photoplankton at the bottom of the foodchain insurance to rebuild a second time. required • (Regional) Potential for Transit oriented develop• [Note: FEMA funding is designed to support ment within half-mile of LIRR stations along the NaCl the elevation or relocation of chronically floodBabylon line. damaged homes away from hazard areas and to bring housing up to the codes of local, state, and federal standards]

Built Environment

3,000 plus homes on Long Island sustained substantial damage, meaning they lost 50% or more of their pre-storm market value.

and everyone in the class is trying to

• Th e village is zoned almost entirely for singlefamily detached houses.

5.5 mi

main land

storm surge

wetla nd

• ( Regional) Most of the housing stock was built prior to 1960.

main land

barrie

mainland flooding islan • ( Regional) There is a lack of small and affordable d ocea n housing options in the area, which may be contributing to an increasingly aging population. 0 mi

Understanding Stakeholders People under 35 36%

Homeowners 93%

Local Business Owners 4.8%

People over 55 28%

We need to make it easier for the next generation to invest in the neighborhood”

“I would consider relocation from a high ﬂood risk area.”

$31 million in annual unmet local demand for food and drink businesses, and $25 million in unmet local demand for grocery stores.

8/13 people respo is in senior hous

“Business taxes are too high.”

“55 plus apartme

The average 2BR unit in Massapequa costs $63,320 per year. This is unaffordable for 64% of the population.

After elevating his home, “Now I feel blessed the storm hit because I have a wonderful new home. I’m staying forever.” “I do not want affordable housing for young people. If we develop new multihousing, where would it go?”

124 businesses in the Massapequas applied for DCMS assistance after Sandy, and only 32 were approved. “Too many large box stores take business away from independent businesses.”

East Massapequa 33% Lowest median Massapequas

Only area of pub “Allow residents in split-levels to abandon their lower level and build rooms in the attic.”

| UNDERWATER: THE CASE FOR LONG ISLAND

Most racially div

Lower income a housing. Proxim

$63,320 to afford a

250

density commercial space that is geared towards cars instead

of peopleunit and is a missed typical 2BR rental opportunity for development. on Long Island.

Top Industries for Employment in Massapequa:

4 124 businesses filed for assistance after hurricane Sandy, mainly along Merrick Road.

older

ke business nesses.”

Natural and Cultural Resources

• ( Regional) There is a proposal in Nassau County for a long term energy plan and a renewable energy power generation system The amount of calledimpervious “The Hub.” surface

• ( Regional) Recreational uses along 10%the coastunderserved by train service 14% and employment opportunities. Health Care line will need to be altered in response to 14% Education climate change.

increases flood risk.

• ( Regional) Need to develop internal transportaN tion network with better north-south connec1 0.25 0.5 tions for travel within the county and on Long Island. • Th e shrinking proportion of permeable surfaces is increasing flood risk.

Food Service

East Massapequa is

31%

Retail

• ( Regional) Natural dune systems, wildlife habitats, and wetland complexes have been eliminated by roadways, recreational uses, and housing. • ( Regional) Erosion controls often interfere with natural coasts processes.

• D redging boat channels to attract recreational Built Environment culverted streams do not allow natural passage users competes with efforts to preserve aquatic • Coastal flooding is threatening species diversity and populations. between soil andfresh water, causing decreased groundwater baseflow and increased surface water aquifers. 3,000 plus homes on Long Island runoff, leading to extremes of flooding and dry• No direct access to barrier beaches (politically sustained substantial damage, spells meaning 50% or was more recently of • they Flost unding allocated their pre-storm market value.

ocal demand s, and $25 nd for gro-

equas after oved.

Infrastructure

to Massapequa to improve stormwater management and pedestrian bridges in the Tackapausha Preserve.

Losing Residences Along the Coast

3500 of 4270 homes were

orseverly geographically). damaged by hurricane Sandy. Two years later, 92

83%home of Massapequa’s are foreclosed or for coastline is comprised of man-made structures. the amount of impervious sale. surface increases flood risk.

Flooding Threatens Merrick Road

Oldest Census block groups overlap with topographically low areas and higher home values.

many Long Island homes have septic systems instead of integrated seweres, Communities which leak nitrogen into Vulnerable the groundwater and South Oyster Bay

mai

nlan d

wetl and s islan d

People over 55 28% 8/13 people responded that the biggest need for housing is in senior housing. “We need a hospital in our area.” “55 plus apartments would be okay.”

East Massapequans 33% Lowest median home value ($343,000 - $365,400) in the Massapequas Only area of public housing in the Massapequas Most racially diverse of the Massapequas Lower income area, but few local jobs that can pay for housing. Proximity to Sunrise Mall. 0

0.25

0.5

Vulnerabilities represent existing or potential community risks generated by or resulting from factors such as storm surge, sea level rise, tidal fluctuation, storm water runoff, changing demographics, housing access and affordability, tax base diversity, employment opportunities and changing markets or industries. Students investigated the conditions that contribute to vulnerability in the context of recurring storm events, rising waters, and changing demographics. By dentifying vulnerabilities, they constructed maps representing the primary challenges and the hazardous impacts on the community.

visualiz vulnera 40

| UNDERWATER: THE CASE FOR LONG ISLAND

Downed power lines caused by Superstorm Sandy (source: Robert Beckerle)

zing abilities

Long Island is wellto New primed forand transit oriented (TOD). Curre Long Island is adjacent York City residents and visitorsdevelopment largely travel through the region us Islanders commute to workremain or school by car. Traffic a well-documented issue,of and sixty-six percent re tions, but densities low. Withisover 4,000 acres surface parkin and populations continue to increase, other transportation modes should be emphasized. about 6.5 square miles - there is substantial potential to densify reside

Long Island is well primed for transit oriented development (TOD). Current development patterns see c 124 massapequas bus in e s s e s face parking lots near the downtown areas that cluster around the LIRR - about 6.5 square miles - the the railway. f i l e d f o r a s s i s ta n c e a f t e r s a n dy ,

geted in m aneighborhoods i n ly a l o n g near m e rthe r i crailway, k r o a dmost of which were not inund

Densification around the LIRR also makes sense from the standpoint of disaster risk management. Fu not inundated during Hurricane Sandy and which are largely located outside of extreme and high flood tiontaken measures should be taken in intothe account in the design and development process. be into account design and development process.

long island railroad long island railroad

s u p e r s t o r m s a n dy

| UNDERWATER: THE CASE FOR LONG ISLAND

Current development commercial gion using three major highwayspatterns and the Longsee Island Railroad (LIRR).clusters Eighty-eightaround percent of staLong ercent report that near they “hitthe traffic congestion often”. As Long reaches its road the density capacity parking lots downtown areas thatIsland cluster around LIRR -

esidences,workplaces, and other destinations around the railway.

ns see commercial clusters around stations, but densities remain low. With over 4,000 acres of surf e m a a s s e s s e d t o ta l d a m a g e s t o o w n e r es - there is substantial potential to densify residences,workplaces, and other destinations around

o c c u p i e d h o u s i n g at $ 9 1 . 9 m i l l i o n a n d nundated a pduring p r o v eHurricane d a s s i sSandy ta n c eand t owhich n e aare r lylocated 3 , 4 0 0outside of ment. Future development should be targeted in neighborhoods near the railway, most of which were gh flood riskpzones. r o pStill, e r much t y oofwthen rail e rroad s iisnlocated t h ein am“moderate a s s a prisk” e qzone, ua sso flood mitiga-

long island railroad

Massapequa Station long island railroad

sup e r stor m s andy

Massapequa Park Station

super storm sandy

co a s ta l hazards are b e co m i n g more frequent and severe

1880

PROJECTION OFPROJECTION PERCENT OFOFBUILDINGS PERCENT OF DAMBUILDINGS DAMAGED BY VARIOUS AGED STORM BY VARIOUS AND SEA STORM LEVELAND SEA LEVEL RISE 2EVENTS RISE EVENTS CATEGORY 2 CATEGORY

1880

1900

1893 1894

1900 HISTORIC HURRICANES HISTORIC HURRICANES THAT THAT HAVE IMPACTED HAVE IMPACTED LONG ISLAND LONG ISLAND CATEGORY 1CATEGORY 1 CATEGORY 2CATEGORY 2 CATEGORY 3CATEGORY 3

1980

2000

2020 | UNDERWATER: THE CASE FOR LONG ISLAND

1938

1940

1938

1909

1947

2011

9,5639,563 buildings buildings in the five town in th

1960

9,563

areas for coastal areas haza for c

1976

1980 1985

1985

1991

1999

2003

2011 2012

2000

2020

located located statewithin defined stat 9,563 within

1960

High

1960

Extreme

2080 HIGH SEA LEVEL 2080 RISE HIGH SEA LEVEL RISE

Moderate

1960

1920

High

1940

CATEGORY 3

Moderate

COASTAL HAZARDS

1920

CATEGORY 3

CHANGING SHORELINES AND SHIFTING SANDS

1893 1894

CHANGING SHORELINES AND SHIFTING SANDS

1880

1976

HISTOR

2080 HIGH SEA LEVEL 2080 RISE HIGH SEA LEVEL RISE + CATEGORY 3 + CATEGORY 3

13,735

DATA FROM THE COASTAL RESILIENCYDATA NETWORK FROM THE COASTAL RESILIENCY NETWORK

1-20%

41-60%

21-40%

61-80%

0.25

0.5

$144,500.01 - $176,500.00

0.25

0.5

$668,700.01 - $870,900.00

35 - 39

94-97%

$514,800.01 - $668,700.00

$121,563.01 - $144,500.00 0

87-93%

$454,500.01 - $514,800.00

$101,731.01 - $121,563.00

0.25

0.5

17.1% - 20% 20.1% - 50%

98-100%

N 0

0.25

40 - 44 0.5

50.1% - 75% 1

75.1% - 90% 90.1% - 100%

45 - 54 55 - 64 65 and older

Jobs HousingJobs-Housing MismatchMismatch Massapequa

sea level rise and storm surge intensify s t o r m i m pa c t s

Only businesses employ more than 250 people in Massapequa.

Median Age: 28

Median Age: 32.5

JCPenny

Sea Level Rise and Storm Surge Vulnerabilities

$9.59 per hour

Natural Environment mainland flooding brings brackish or fresh water into the wetlands, changing the salinity and affecting water quality

the force of storm suge$10.22 flooding erodes dunes and can break through barrier 300 islands, creating inlets

350

250

$21,257 per year

$52,000 per year

3, su m th

A renter needs to earn

$63,320 to afford a

NaCl

19 - 34

per hour

violent storm winds and the eye of the storm displaceHigh birds and other Massapequa School wildlife

changes in the salinity of wetlands disrupt vegetation and photoplankton at the bottom of the foodchain

Median Age by Census Block Group

WalMart

storm surge flooding displaces wildlife and eliminates habitats

storm winds and saltwater knock down trees and kill vegetation

$19,947 per year

typical 2BR rental unit on Long Island.

35 - 39 40 - 44

Top Industries for Employment in Massapequa:

45 - 54 and everyone in the class is trying to

55 - 64 65 and older

5.5 mi

Food Service

main land

Health Care

Education

wetla nd

Retail

s barrie islan r d

N 0

0.25

0.5

0 mi

10% 14% 14%

storm surge 31%

mainland flooding ocea n

Understanding Stakeholders Built under Environment People 35 36%

m winds and he storm ds and other

The average 2BR unit in Massapequa costs $63,320 per year. This is unaffordable for 64% of the population.

storm surge

mai

nlan d

Local Business Owners

“Business taxes are too high.” blessed the storm hit because I have a wonderful new home. I’m staying formany Long Island homes have septic 124 businesses in the Massapequas systems instead of integrated seweres, ever.” which leak nitrogen into the groundwater applied for DCMS assistance after and South Oyster Bay Sandy, and only 32 were approved. “I do not want affordable housing for young people. If we develop new multi“Too many large box stores take business housing, where would it go?” away from independent businesses.” “Allow residents in split-levels to abandon their lower level and build rooms in the attic.”

wetl and s

d flooding

Owners

Homeowners

culverted streams do not allow natural passage 93% 4.8% between soil and water, causing decreased groundwater baseflow and increased surface 3,000 plus homes on Long Island runoff, leading to extremes of flooding and dry $31 million in annual unmet local demand “I would consider relocation from a sustained We needsubstantial to makedamage, it easier for spells the for food and drink businesses, and $25 meaning they lost 50% or more of high ﬂood risk area.” next generation invest in the their pre-storm marketto value. millionofin unmet local demand for gro83% of Massapequa’s coastline is comprised neighborhood” man-made structures. the amount of impervious cery stores. surface“Now increases flood risk. After elevating his home, I feel

islan d

45 People over 55 28%

| UNDERWATER: THE CASE FOR LONG ISLAND

ensus and American Community Survey data was used to analyze the relationship between demographics and housing through a socio-economic lense. Basic illustrations of land use, race, public/private land, housing type, and income highlight the fact that the Massapequas are mostly single-family homes, higher income, and predominantly white. By layering age, characteristics of renters, income, and employment, a more complex picture of the Massapequas emerges. Shifting demographics

From 2000 to 2010, the changes in demographics in Hampstead and Freeport areas were striking – in Hempstead, the white population decreased by 18%, and in Freeport by 8%. At the same time the data showed a large migration of Hispanics or Latinos. Hispanics and Latinos represent most of the lower income blocks in Hempstead and Freeport, suggesting demographic changes as well as a decrease in median income (and presumably property values). Although these changes were also reflected in the Massapequas, the cost of living is so high and the home options so homogenous that all races and ethnicities were in a high-income bracket. Jobs-Housing Mismatch There is a clear jobs-housing mismatch that makes it difficult for employees of the Massapequas to also reside in the community. The vast majority (93 percent) of businesses employ less than 20 people, and only three businesses employ more than 250 people: JCPenny, WalMart, and Massapequa High School. The largest industry in the area is retail, followed by education, health care, and food service. The salaries for these employees, is 20 dollars per hour on average, and is not enough for them to afford a typical 2-bedroom apartment. Additionally, many residents living within the Massapequas have a commute longer than 30 minutes, indicating that they leave their for work.

| UNDERWATER: THE CASE FOR LONG ISLAND

Transit oriented development? The region needs more accessible housing and a better employment balance. There is a clear pattern in the Massapequas and the adjacent communities to the west (Wamtagh and Seaford) based on age and proximity to transit and amenities. The youngest census block groups (aged 19– 34) all fall along the Long Island Railroad, within the main commercial corridor of the Sunrise Highway, and within close proximity to parks and public recreation. This trend may indicate the type of development that younger residents are choosing within the region, while much of the other areas of Massapequa are aging in place. This may also provide the basis for an argument for transit oriented development, mixed-use zoning, and public space.

72-86%

$365,400.01 - $454,500.00

$79,167.01 - $101,731.00

$144,500.01 - $176,500.00

0.25

0.5

$668,700.01 - $870,900.00

17.1% - 20%

94-97%

$514,800.01 - $668,700.00

$121,563.01 - $144,500.00

0% - 17%

87-93%

$454,500.01 - $514,800.00

$101,731.01 - $121,563.00 1

48-71%

$343,000.00 - $365,400.00

$48,500.00 - $79,167.00

0.25

0.5

20.1% - 50%

98-100%

50.1% - 75% 0

0.25

0.5

j o b s a n d h o u s i n g m i s m atc h

75.1% - 90% 90.1% - 100%

Jobs HousingJobs-Housing MismatchMismatch Massapequa

JCPenny $9.59 per hour

$19,947 per year

WalMart 350

$10.22 per hour 300

$21,257 per year

Massapequa High School $52,000 per year

A renter needs to earn

an Age by Census Block p

$63,320 to afford a

250

typical 2BR rental unit on Long Island.

19 - 34 35 - 39

MassapequaParkCenter (source: Sasaki) - left

Only businesses employ more than 250 people in Massapequa.

40 - 44

65 and older

Food Service

Health Care

Education

10% 14% 14%

Retail

31%

N 0

0.25

0.5

Built Environment 3,000 plus homes on Long Island sustained substantial damage, meaning they lost 50% or more of their pre-storm market value.

culverted streams do not allow natural passage between soil and water, causing decreased groundwater baseflow and increased surface runoff, leading to extremes of flooding and dry spells 83% of Massapequa’s coastline is comprised of man-made structures. the amount of impervious surface increases flood risk. many Long Island homes have septic systems instead of integrated seweres, which leak nitrogen into the groundwater and South Oyster Bay

surge

mai

nlan d

51 wetl and s

Westfield Sunrise Shopping Center and surrounding (source: Alexander Brady) - right

Top Industries for Employment in Massapequa:

45 - 54 55 - 64

euburban is notsurge. compatible with storm landscape The suburban is notlong-term compatible landscapew al nomic risks or changes. e a s t changes. m a ssocioeconomic s a p e q ua i s underserved by tra n s it a n d l i va b l e wa g e e m p l o y m e n t

ps d Analysis Maps Public/ Private Space

Lowest Median Income

Median Land Use Household Income

Space

Business / Commercial Public Recreation Govn't Owned Services Industrial / Manufacturing Private Recreation Residential Utilitiy / Water Services

0.25

Land Use

0.5

alysis 52

PublicN Private

0.25

0.5

| UNDERWATER: THE CASE FOR LONG ISLAND

Business / Commercial Public Recreation Govn't Owned Services Industrial / Manufacturing Private Recreation ResidentialN 0 0.25 Utilitiy / Water Services

Land Median Use House

$48,500.00 - $79,167.00 $79,167.01 - $101,731.00 $101,731.01 - $121,563.00

N 0.5

$121,563.01 - $144,500.00 1

$144,500.01 - $176,500.00 0.25 0.5

B P G I P R U

1963 Long Island Expressway reaches 1/3 of Suffolk County

nted head y

1963 2008 Long Island Expressway Long Island loses reaches 1/3 of Suffolk County 7,100 jobs due to recession

rk Commission i t y 1970 co m m e r c i1958 al 1958 l o w d e n s1945 age oflhousing Peak population Median age ofdhousing sion Median World War II ends d e v e o p m e n t i s u n d e r u t i l i z e unty in the Massapequas in Nassau Countyin the Massapequas

a n d p r i m a r i ly c a r - o r i e n t e d

1930s ttown Beginning structed of Long Island suburbanization

Lowest Median Home Value

1951 Levittown constructed

Lowest Percent Single Family

Value ercent Single Family Home

$343,000.00 - $365,400.00

48-71%

72-86%

$365,400.01 - $454,500.00

72-86%

87-93%

$454,500.01 - $514,800.00

87-93%

$514,800.01 N - $668,700.00

94-97%

98-100% 0.5

0 0.25 $668,700.01 - $870,900.00

0.5

Most Non-White

Percent Percent Single White Family Home

48-71%

94-97%

1970 Peak population in Nassau County

48-71%

72-86%

0% - 17%

98-100%

0.25

0.5

87-93%

17.1% - 20%

94-97%

20.1% - 50% 0

0.25 50.1%0.5 - 75%

75.1% - 90%

90.1% - 100%

98-100%

emergency readiness: 2050 risk

2050 Sea Level Rise Risk Area Buildings in Risk Area Admin. Boundary

1 MILE

| UNDERWATER: THE CASE FOR LONG ISLAND

co m m u n i t y r e s o u r c e s c e l l u l a r co v e r a g e

AT&T T-Mobile Sprint Admin. Boundary

Shelter Sites Unwalkable Places Parks Fire Dept. Library Religious Schools Senior Center Extreme Risk Areas Admin. Boundary

1 MILE

1 MILE Sources: AT&T, http://www.att.com Sprint, http://www.sprint.com T-Mobile, http://www.sprint.com

The areas hardest hit by Superstom Sandy and which will be most affected by sea level rise (p. 54)) are also the areas with the least access to community resources and shelters within a 5-minute walk (upper left). These are the same areas that experience the lowest levels of celluar phone coverage during non-storm events as show on the service blackout map (upper right).

Burrying powerlines will be necessary to prevent downed tree branches from causing power failure and electical fires, and from restricting emergency access during stromr events. Fiber optics are expensive but viable options because they can remain funcitonal when wet, as opposed to traditional copper lines (below).

COPPER WIRE LINES Power

Severe Weather

Competition

Copper wire lines conduct electricity

High winds, fallen trees, ice, and other hazards can cut lines

Competitors must share their copper networks

Back-up batteries may extend phone service for 4-8 hours

Buried cables are protected from many hazards, but flooding, mud slides, and earthquakes can disrupt service

Competitors are not required to share their fiber optic networks

FIBER OPTIC LINES Underground Conduit

Manhole

55 Sources: Consumer Reports. “Surprise! Your high-tech home phone system could go dead in an emergency,” consumerreports.org, published January 2012 Smith, Gary. “AT&T, Verizon Phase Out Copper Networks, 'A Lifeline' After Sandy,” The Huffington Post, huffingtonpost.com, published November 2012

s i m u l at i n g s t o r m s Although the vulnerabilities provide a good snapshot of the Massapequas, they cannot forecast the future impacts of storm events. In order to develop a more site specific projection of future storms, the maps below simulate the repeated the effects of Superstorm Sandy 6 times, each time keeping constant the ratio of foreclosed and for sale buildings fore each storm. Using the concept of the 100 year storm and the 100 year flood, the for-sale or foreclosure rates for homes south of Merrick Road were projected. Projections by the Costal Resilience Network estimate that the damage to homes suggested in “Storm 6” is actually possible by “Storm 2” assuming: the most extreme sea level rise, increased storm frequency over time, and higher category storms over time. These are conservative estimates. The map on the right explores opportunities to address stages of change and adaptation over time by increasing density of residences and commercial activity on the high ground and restricting the rebuilding of damaged properties in the more vulnerable lowlands. This scenario assumes a NO-REBUILDING-POLICY for severely damaged homes in high and extreme risk areas, most of which are located in neighborhoods south of Merrick Road. The following actions are necessary to replace damage properties and increase access to safe and affordable alternatives in safer areas: • Lot-by-Lot Approach: When the lots are more scattered from foreclosure, they can be converted into gardens, greening, and bioswales. By storm 6 the agglomeration results in larger parcels that work together to reduce stormwater runoff. • Phased Retreat: By accounting for topography, sea level rise, and increasing frequency of storm events and considering these processes form part of a larger system of retreating from the coastline, relocating residents or businesses father inland along Sunrise Highway and the Long Island Rail Road and adding a train stop to serve the higher density of population and jobs in East Massapequa will ultimately contribute to greater environmental, social, and economic resilience.

OPPORTUNITIES Storm 1

| UNDERWATER: THE CASE FOR LONG ISLAND

Storm 2

Storm 3

Methodolo

projected:

• the n

• the am

• Sunrise

We repeat foreclosed a policy th

This repres Resilience Storm 6 is

• the m

• increa

• highe

Storm 4

Storm 5

FOR EACH PROPOSAL, STUDENTS CONSIDERED THE FOLLOWING: Environmental Factors Considerations were made to mitigate the impact of future development on the natural environment and the community. Stormwater drainage is handled on site, and incorporated into an open space design strategy. Shifts in habitat, damaged or depleted coastline, and changing water quality were also examined. Access and Circulation Existing mobility systems (streets, public transit, significant pedestrian paths, and bike paths) and the block structure of the Massapequas were studied and enhanced to improve connectivity and access for the community. Cultural anchors were moved, protected, or proposed as an improved civic infrastructure for residents. Zoning and Development Current zoning designations were challenged, changes recommended, and amendments proposed to create development programs that accommodate vulnerable populations. When removed, residential and commercial areas were replaced with developments of equal or greater density with new or improved open spaces. Public Realm and Water Access The waterfront is primarily privately owned. Proposals consider improved access to public open space and amenities. Projects account for community centers, parks, schools, libraries, and water access.

1 4 2 5 3 6 Retreat and Adapt

Balancing Benefits

Kara Elliott-Ortega MCP 2015

Sunny Menozzi, MCP 2015

pg. 60

pg. 84

Green Links

Risks and Rewards

Lilly Jacobson, MCP 2015

Chloe Schaefer, MCP 2015

pg. 68

pg. 92

Connect and Protect

Learning from Nature

Adriana Akers, MCP 2015

Alex Brady, MCP 2015

pg. 76

pg. 100

projec 58

| UNDERWATER: THE CASE FOR LONG ISLAND

3 2

cts

r e t r e at and adapt Kara Elliott-Ortega MCP 2015 Homes located in “Extreme” or “High” risk zones E and in areas historically characterized by wetlands will more than likely continue to experience the destructive effects of climate change. This project takes a strong position against reactive rebuilding by proposing strategies for phased retreat and C2exploring prototypes for a new suburban and ecologically-derived model. This model positions infrastructure as open space, a community resource, and protection for new and dense inland residential developments.

A D2

HC3 D2 D3

HC1

HC2

TE D

D F2

| UNDERWATER: THE CASE FOR LONG ISLAND

HC3

C2 C2

HC1

HC2

D HC2

HC3

reating a more resilient Massapequa relies on a series of negotiations between the environment, the desire to live near the water, the increasing risk from sea level rise and climate change, and the inflexibility of the social and built suburban environment. A key concept for this framework is to accept the economic and cultural value of living close to the water, resulting in a managed retreat based on the geography of the historic wetlands and a protective barrier. Although levees are an accepted tool for protecting against flooding, the challenge addressed here is to see the levee as an opportunity to address the other inflexible aspects of the environment – focusing on the lack of housing diversity.

The result is two new edges. One edge is a multi-use levee around the peninsula that offers protection against ten feet of sea level rise/storm surge and becomes an opportunity to address the housing needs of a community that is aging and wants to attract younger families through affordability and amenities. The levee serves as a recreational space and draws people to it, creating an enhanced relationship to the water. The second edge is the new wetlands that provides restored habitats and contributes to wave attenuation. Four possible relationships between these edges are considered: the marina, the natural landscape, the residential neighborhood, and the civic space, which takes advantage of its position along the levee to coordinate public activities as well as emergency response. These spaces are designed to thrive in dry and flood conditions.

| UNDERWATER: THE CASE FOR LONG ISLAND

Flooding and debris after Superstorm Sandy (source: Robert Beckerle)

Vision

Framew

Vision

ing along ses affected, gh Risk Zone park

ng allowed in

Zone 2

ected, all in the one

Marina

s 1, 3, and 5. art of open

dded

gins on the

Buildings Fo

Residential

Nature

Civic Land Use

ected, all in the ne

ded on golf

tinues on edge, ic wetlands e (gardens +

Total of 1200 Homes Affected - all within the Extreme or High Risk Zones Levee is connected by construction of Zone 2 total of 3500 new residences added Wetland restoration complete on edge, moves inland Only adapted homes remain in historic wetland zone

| UNDERWATER: THE CASE FOR LONG ISLAND

1 in = 200 ft

Wetlands

14’

14’ 6’

Proposed Axonometric Studies of Edge Condition

80’ 44 57’ 430’

14’

3.5% Public

14’

)

26’

31’

6’

84’ 35’

12’ 14’

14’

24’

26’

31’

6’

84’

80’

35’

12’ 14’

24’

125’

80’

24’

125’

14’

24’

Through a phased approach, this project seeks to propose a new levee that acts as both protection against future storms and a multi-purpose infrastructure for future development, open space, and other productive community uses.

14’

6’ 146’ 30’

The proposed plan increases public access to water, restores the marshland and wetlands, and slowly removes roads and homes from extreme and high risk zones 70’ through policies 40’that encourage retreat over rebuilding after major 210’ storm events.

80’

70’

15’’

40’

80’ 13’

6’ 60’

210’

40’

41’

350’

6’

41’

350’

14’ 6’

80’ 44 57’ 430’

14’

3.5% Public

)

6’ 146’ 14’

26’

30’ 31’

80’ 84’ 35’

12’ 14’

6’

15’’

80’ 13’

24’

60’ 40’

80’ 125’ 24’

14’

Restore Wetlands

elationship to

Vision Around 800 houses affected, all in the Extreme or High Risk Zone

Phase 3

Phase 2

Phase 1

Buy out and no rebuilding along edge. Around 500 houses affected, all in the Extreme or High Risk Zone

Around 1000 house Extreme or High Ris

Levee is added in Zones 1, 3, and 5. In Zone 2, levee forms part of open space with golf course

Golf course aquired as park

2,000 new residence course parcel

1,500 new residences added Only adaptive rebuilding allowed in historic wetland

Wetland restoration parcels within the h zone become open s recreational fields)

Wetland restoration begins on the edge

Reside

1. Buy out and no rebuilding along edge. Around 500 houses affected, all in the Extreme or High Risk Zone. 2. Golf course acquired as park. 3. Only adaptive rebuilding allowed historicEdge wetland Hard in Private

Phase 2

Phase 3

1. Approximately 800 houses affected, all in the Extreme Around 800 houses affected, in the or High Riskall Zone.

1. Around 1,000 houses affected, all in the Extreme or High Risk Zone.

Extreme or High Risk Zone

Phase 3

Phase 2

Phasing Strategy Phase 1

2. Levee is added in Zones 1, 3,

Levee is added in Zones 1, 3, and 5. and 5. In Zone 2, levee forms In Zone 2, levee forms part of open space with golf course part of open space with

golf course. 1,500 new residences added

3. 1,500 new residences added.

Wetland restoration begins on the edge 4. Wetland restoration

on the edge.

begins

2,000 newallresidences Around 1000 2. houses affected, in the Extreme or High Risk Zone

on golf course parcel.

added

3. Wetland restoration contin2,000 new residences added on golf course parcel ues on edge, parcels within the historic wetlands zone

Wetland restoration continues on edge, become open space (gardens 3.5% Total of 1200 Homes A parcels within the historic wetlands recreational Public zone become openand space (gardens + fields). Extreme or High Risk Z recreational fields) ) Residential Levee is connected by

total of 3500 new resid

Wetland restoration co

Phase 3

Nature homes re Only adapted

Around 1000 houses affected, all in the Extreme or High Risk Zone 2,000 new residences added on golf course parcel Wetland restoration continues on edge, parcels within the historic wetlands zone become open space (gardens + recreational fields)

Section of Proposed Levee

| UNDERWATER: THE CASE FOR LONG ISLAND

Framework Zone 1

Zone 2

Zone 1

Zone 3

Marina Residential

Zone 4 Zone 5

Nature Zone 5

Civic

Zone 2

Zone 3

Zone 4

Proposed Framework

Buildings Footprints: Current and Plan

Land Use

Circulation

Hydrology

% Current Housing Type

Assisted Living 0% (1) Apartment/Condos 5%

Aerial Photo of Existing Coastline and Parcels

100 ft

Single Family Home 94%

67 % Plan Housing Type

Single Family Attached 10% Assisted Living 3%

green links Lilly Jacobson, MCP 2015 Building on an extensive network of wetland corridors, this project joins a fragmented system of wetland preserves and public parks to create a more connective open space network. Compact mixeduse housing clusters are sited between the corridors to provide affordable housing options, and open spaces are embedded within the block structure to address on-site stormwater runoff. A strategy to de-pave lengthy stretches of surface parking along the highway results in linear parking gardens that both increases upland storm water infiltration and improves the visual experience from the automobile.

| UNDERWATER: THE CASE FOR LONG ISLAND

he motivation for this design project stems from a trend across the South Shore of Long Island, in which a series of large-scale linear park systems (derived from glacial outwash plains) connect neighborhoods to the ocean. In the Massapequas, the Massapequa Preserve is one such large green corridor, but there are also several smaller fragmented open spaces that provide an opportunity for connectivity. The hydrology of the area also shows several culverted and channelized creeks that run beneath Sunrise Highway and surface parking lots, creating hydrological pinchpoints above the highway. These creeks, bound by private residential backyards, have no public access, and the homes sitting along the creeks are in low-lying areas, prone to flooding. The premise behind the proposed design framework for the Massapequas is to :

1) use the existing creek systems and open space to create new green fingers through the area; 2) to depave the surface parking lots along Sunrise Highway, relieving some of the pressure on existing water systems; and 3) to relocate low-lying housing and commercial buildings into higher density developments between the new green corridors, creating public access to the creeks, and connectivity to the ocean. This pattern of development could be replicated throughout the Massapequas along Sunrise Highway and the Long Island Railroad. The specific site for this project was chosen because much of the proposed green finger already exists with John Burns Park and Marjorie Post Park to the south of the site. A significant pinchpoint was identified above Unqua Creek, providing the initial starting point for the new green finger, and the opportunity to develop a site that connects to nearby Carmen Creek. This site could thus be a prototype for other connective development between creeks along the highway. Existing Conditions: The existing site is 95 total acres with 102 singlefamily homes, 20 commercial buildings, and nearly 2 million square feet of impervious surface parking. There is no connectivity between the existing residential neighborhoods and the commercial corridor. Fences line Unqua creek, barring it from public use, and there are only five pedestrian access points to the open space within the site. 95% of the parcels along Sunrise Highway are impervious, creating over 6 million cubic feet of stormwater runoff per year.

| UNDERWATER: THE CASE FOR LONG ISLAND

Proposed Plan: The proposal focuses on open space as a way to allow the natural water systems to breathe, and create a recreational amenity and event space for the community. A forebay and phytoremediation plants sit closest to the highway, providing a filter for culverted creek water and stormwater runoff from the road. The waterbody then opens up into a large lake, with a boardwalk and docks for kayaking. An amphitheater sits towards the northern portion of the lake with mounds and other forms of topography throughout the open space for seating and passive recreation. The parking lots along Sunrise Highway have been depaved into a forested buffer with a bioswale to address some of the stormwater runoff from the road. A few parking lots will remain along the highway, but they will have pervious paving and be highly planted. Commercial uses along Sunrise will include anchor retail and a grocery store, providing easy access from the highway and new Long Island Railroad Station for regional shoppers. A smaller scale commercial and mixed-use corridor will be refocused along Unqua Road, providing a more pedestrian-friendly environment. Single-story commercial along the lakefront will include restaurants and cafes with outdoor seating. Total commercial space will include 442,586 square feet of retail and 48,000 square feet of office space. Residential density will be highest in apartment units along Unqua Road, providing views overlooking the new lake. Density will taper off towards the school, the existing residential fabric, and towards Carmen Creek, with low-rise walk-ups and townhouses. 2,044 apartment units will be provided at 1,200 square feet, and 48 townhouses at 1,500 square feet. The main residential street will run perpendicular to Unqua Road, and act as a smaller “micro-scale green finger” that connects the two larger green spaces. It will include semi-private courtyards and planted street medians and sidewalks. This new pattern of higher density development between two large-scale green corridors provides a sustainable framework for the Massapequas to redesign their neighborhood in the coming years.

Brady Park (source: Village of Massapequa Park)

Vision

| UNDERWATER: THE CASE FOR LONG ISLAND

EXISTING

PROPOSED Hydrology • 95.4% impervious surface along Sunrise Highway • 6,110,124 ft3 of stormwater runoff per year • Pinchpoints and culverted creeks

• New lake to reduce pressure above Sunrise • Water collection along residential street courtyards • Pervious pavement on surface lots • Bioswales along Sunrise Highway

Pull green corridors through, creating a series of linear parks that provide access to the water from Sunrise Highway. Depave the parking lots along Sunrise Highway to address stormwater runoff and create a continuous green buffer that connects the green corridors.

Land Use • 95 total acres • 102 single family homes • 20 commercial buildings, 735,081 s.f. commerical • 1,975,939 s.f. surface parking

• 2,044 apartment units at 1,200 s.f. • 48 townhouses at 1,500 s.f. • 442,586 s.f of retail • 48,000 s.f. of office space • 213,567 s.f of pervious surface parking

Relocate people out of low-lying areas along water bodies and densify mixed-use development between the green corridors. Provide affordable rental housing along transit corridor.

Circulation • No direct connection between residential and commercial • 5 pedestrian access points to open space • One through street

• Grid connections between existing residential, new residential, open space, and new commercial • Access road to parking along road closest to Sunrise • No curbcuts along residential streets

Open Space • 2.36 acres of existing recreational space within site • Directly above to Marjorie Post and John Burns Park, 94.5 acres of parkspace • No public access to Unqua Creek.

• 43 acres of new open space on site. • Connection from Sunrise Highway to ocean • Water-based recreation and event space • Public access to creeks • Semi-private courtyards along residential street

’

Existing Conditions and Proposed Tactics

Cross-Section Looking North

200'

80'

40'

20'

Recreati

Trail

Mound

Forested Buffer

457'

30'

200'

80'

40'

Lake

20'

Open Space

20'

105'

30'

80'

20'

120'

457'

Site Section 395’

952’

Open Space Section

30'

200'

sting sidentisal

Forested Buffer

80'

Mound

40'

20'

Trail 457'

Lake

Aerial View of Proposed Plan

| UNDERWATER: THE CASE FOR LONG ISLAND

20'

80' Boardwalk

8' 10' 9' 5

395’

100’

370’

330’

62’

260’

56’

Highway to the ocean. Unqua Road Street Section

Unqua Road Street Section

105'

457'

Recreational Open Space

80' rdwalk 457'

105'

8' 10' 9' 5' 11' 10' 11' 5' 9' 10' 8'

80'

Recreational Open Space

Boardwalk

Lake

20'

30'

105'

Recreational Open Space

80'

20'

80'

Commercial/Outdoor Seating

Commercial/Outdoor Seating 20' 30'

Commercial/Outdoor Seating

Pervious Courtyard

20' 70'

22' 5' 8' 7'

Parking Structure 120' Parking Structure 0

100’

370’

62’ 0

120'

8' 10' 9' 5' 11' 10' 11' 5' 9' 10' 8'

80'

Unqua Road Mixed-Use Corridor

8' 10' 9' 5' 11' 10' 11' 5' 9' 10' 8' 80' Parking Structure with 80' Unqua Road 55' 60' 60' 215' 7' 8' 5' 22' 5' 8' 7' 20' 40' Pervious roof garden Parking Structure with Corridor PerviousUnqua Courtyard Road Commerical CorridorMixed-Use Looking North roof garden Parking

Parking Structure

120' 7' 8' 5'

80'

Parking Structure with roof120' garden

120'

80'

Boardwalk

Lake

120'

20'

80'

8' 10' 9' 5' 11' 10' 11' 5' 9' 10' 8'

Pervious Courtyard in front of Parking Stucture

Unqua Road Mixed-Use Corrido

0’ Pervious Courtyard in front of Parking Stuc15' 7' 8' 5' 22' 5' 9' ture

125'

50’

0’

50’

Unqua Road Commerical Corridor Looking North 330’ 62’ 260’

Unqua Road Commerical Corridor56’Looking Nor

50’

Unqua R

Unqua Road Commerical Corridor Looking North Unqua Road Commerical Corridor Looking North

105'

Recreational Open Space 20'

Boardwalk

30'

80'

Commercial/Outdoor Seating

20'

Parkin r

120'

Parking Structure

Unqua Road Commerical Corridor Looking Nor

Unqua R

DESIGN PRINCIPLES 50’ 0 1. Depave surface parking along Sunrise Highway with pervious paving and bioswales 2. Pull new pedestrian oriented commercial corridor down Unqua Road. 3. Re-densify residential development along street connecting two new green fingers. Address need for affordable rental housing. 4. Create new open space for recreation and event uses that relieves water collection pressure and enables continuous green corridor from Sunrise Highway to the ocean.

co n n e c t and protect Adriana Akers, MCP 2015 This project proposes focused transit-oriented development at Long Island Rail Road (LIRR) stations. On a site currently characterized by widespread surface parking and low density commercial uses, the development would provide alternative housing options for storm-damaged families, a rapidly aging population, and the local workforce—as well as options to attract young professionals. An elevated LIRR berm provides additional layer of storm protection, as does an active east-west recreational corridor that links natural preserves and mitigates stormwater runoff.

| UNDERWATER: THE CASE FOR LONG ISLAND

oday, surface parking lots surround Massapequa Station. The station is adjacent to a regional asset – the Massapequa Preserve, with its gorgeous Massapequa Lake, bike trails, and forest. The area is well connected to New York City, about an hour by car on the Sunrise Highway or by rail on the Long Island Rail Road. It is also easily accessible by rail or highway from the rest of Long Island. Broadway, a major commercial thoroughfare, cuts through the site, and a small commercial center currently exists, mainly composed of locally owned businesses, including several Italian bakeries, a wedding dress shop, a yoga studio, a Chinese restaurant, and a strip of doctor and dentist offices. The elements of a vibrant town center exist at Massapequa Station, but there is currently no public realm.

This project proposes to create Massapequa Center, a gathering place for Massapequans and a new transit-oriented community. It focuses on three main principles: Create a town center destination By converting surface parking into public spaces, the foundations for a vibrant public realm are established in Massapequa Center. The plan proposes to create a large town green for flexible programming including farmers markets, recreational activities, picnicking, and concerts. An active recreational corridor is created along the existing rail corridor, connecting bike and pedestrian pathways in Massapequa Preserve and Tackapausha Preserve while drawing walkers and cyclists through the new commercial heart of Massapequa. Additionally, Massapequa Lake is extended to greet rail passengers upon exiting the station, creating a gateway to the Preserve and increasing recreational opportunities like kayaking. The existing commercial corridors of Broadway and Grand Avenue are reinforced in this plan through an infill strategy and increased commercial density. In addition, large anchor commercial opportunities draw visitors to the Center, including a new cinema and department store. Drawing from the existing culture of the Massapequas, other new commercial opportunities focus on local, smaller-scale shops like restaurants, cafes, a bookstore, dance studio, and athletic supply store.

| UNDERWATER: THE CASE FOR LONG ISLAND

Enable a transit-oriented lifestyle Massapequa Center is perfectly positioned to become a more transit-oriented community. By densifying parking to free land for commercial and residential development, the Center can shift its focus from driving to transit and pedestrian travel. Central to the design decisions was the goal to provide for the needs of key stakeholders – families, young adults, and aging residents – in a way that would allow residents to complete everyday tasks and errands on foot around the station area without needing to drive. A new grocery store on the site was therefore key, as well as a gym, childcare services, a department store, new offices, a convenient store, and social opportunities like restaurants, a new movie theater, and shopping. Many key community assets for the stakeholders, such as a veteran’s club, bingo house, laundromat, doctor’s offices, CVS, wine shop, and multiple salons, are already currently on the site. Establish a disaster-resilient community Massapequa was hit hard by Hurricane Sandy, and disaster resiliency and flood risk will be key concerns for Long Island in the future. By increasing housing units in and around Massapequa Center, an area that is outside of the extreme- and high-risk flood zones as well as the 2050 sea level rise projections, Massapequa would be housing residents out of harm’s way. The site does not have steep topography and drainage is not currently a serious issue, except in the lowestlying area in the site, which is currently a parking lot. The plan aims to establish a flood-resilient community through extending Massapequa Lake to address drainage in this area. In addition, the overall design focuses on converting impervious surface parking to pervious green spaces in order to prevent future drainage issues. The design also introduces bioswales in other lower lying areas of the site, including in parking lots next to the Sunrise Highway.

View from Massapequa Park LIRR Station (source: Sasaki)

EXISTING Massapequa Station

the Massapequa Reserve

PLAN CVS 2 3

Bestever Bakery EXISTING 5 Wine shop 4

to the Massapequa Reserve ntial development and families, and young professionals

6 ChineseStation restaurant Massapequa

3 4

munity

5 6

dential development faces bioswales to address drainage ults andand families, and young professionals

7 8

mmunity

8 Massapequa Library CVS Bestever Bakery 9 Laundromat Wine 10 shop Chinese restaurant 11 Dentists Krisch’s Restaurant 12 Dunkin’ Donuts Massapequa Library 13 Yoga studio Laundromat 14

GREEN SPACE | connect preserves + create a center

surfaces and bioswales to address drainage

12 13 14

GREEN SPACE | connect preserves + create a center

Salon

15 Dentists 16 Sook’s Dunkin’ Donuts Spa Yoga studio Salon

15 16

Krisch’s Restaurant

PROPOSED

Sook’s Spa

Massapequa Center and Green Preserve Greenway PROPOSED 19 Lake extension + kayak dock 17 Massapequa 20 Movie theater Center and Green 18 Preserve 21 Trader Greenway Joe’s

KING

After Before

PARKING 50000

100000

150000

200000

250000

300000 350000 existing lake

proposed new After

400000

Before

EEN SPACE 0

50000

100000

existing

150000

200000

250000

proposed new

300000 350000 existing lake

200000 400000 600000 existing +630k proposed new

Before

890k sq ft +1.8k ln ft h2o access

KING GREEN SPACE

60k

proposed newAfter

400000

800000

1000000

23 24

After After Before

Before

890k sq ft RESIDENTIAL | densify near rail MMERCIAL SQ FT PARKING 0

200000

260k 50000

100000

+630k 150000

400000

600000

200000

250000

800000

300000

350000

+1.8k ln ft h2o access 1000000

400000

After

Before

After

RESIDENTIAL | densify near rail

Before

COMMERCIAL SQ FT

EN SPACE 0

50000

100000

150000

200000

250000

300000

350000

400000

After Before

100000

200000

300000

400000

After

500000

Before

GREEN SPACE

IDENTIAL 0

100000

200000

400000

RESIDENTIAL 0

200000

400000

MMERCIAL SQ FT 100

200

300000

600000

300

400000

800000

500000

After

1000000

400

Before

After

Before

500

COMMERCIAL SQ FT 0

Before

After

100

200

300

400

Before

500 After

Before

100000 0

200000

100000

DENTIAL

200000

300000 300000

400000 400000

500000

RESIDENTIAL

existing

300130

existing

100

100 +310 +310

After

proposed new

After

proposed new

200

300

Before

400

440units units 440

32 31

Lake 22 extension + kayak dock Movie theater 23 Dance studio and community center Trader Joe’s 24

Parking structures Parking bioswales Dance studio and community center 26 Bocce ball courts Parking structures 27 Bookstore Parking bioswales 28 Ice cream Bocce ball courtsparlour 29 Restaurant/bar Bookstore Ice parlour 30 cream Daycare Restaurant/bar 31 Gym Daycare 32 Bingo hall [relocated] Gym 33 Restaurant Bingo hall [relocated] 34 Restaurant Restaurant 35 Convenience store Restaurant 36 Coffee shop Convenience store 37 Athletic Coffee shop shop 38 Veteran’s Athletic shop club and garden [relocated] Veteran’s club and garden [relocated] 39 High-rise apartments High-rise 40 Roofapartments pool and garden Roof pool and garden 41 Rowhouses Rowhouses 42 Duplexes and triple deckers Duplexes and triple deckers 25

25 25 22

500

Proposed Plan

500

1:20 1:20

Parking

Green Space

PARKING After Before

SUNRISE HIGHWAY

SUNRISE105' HIGHWAY 105'

CINEMA

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CVS, LAUNDRY, DANCE STUDIO 0

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GREENWAY 105'

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Mapping Massapequa Station Stakeholders Site Section

PARKING UNDER-RAIL BAR STRUCTURE RESTAURANT

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GREENWAY 105'

HIGH-RISE APARTMENTS + ROOF POOL

RETIREMENT COMMUNITY

EXISTING HOME

vel Rise Risk Projection

h of the 2050 Sea Leve Long Island Railroad. LIRR

balancing benefits

Opened in 1973, Remodeled in 1991 Purchased in 2005 by Sunny Menozzi, MCP 2015 Westfield This proposal seeks to balance the social, economic,Sunrise Development Group and ecological challenges by rethinking a 90-acre outdated mall site adjacent to the Long Island Rail Road (LIRR). A new LIRR station will fill a service gap for an area of relatively diverse, densely-packed, and lower-income residents. A regional medical facility will stimulate the local economy by introducing vital health services for a rapidly aging population. Additional housing will provide rental and home ownership options for storm-torn families, empty nesters, local workers, and future young professionals. Finally, a large green infrastructure intervention will reconnect existing lowland drainage areas, creating natural redundancy to an overburdened stormwater drainage system by replacing asphalt with a regional urban wild.

of Economic Stimulation $49,971

Median Household Income

75%

Of the Population is Not Caucasian

$77,595

Median Household Income

48%

Of the Population is Not Caucasian

asian

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The Site has 6,064 Parking Sp

What Community M

“…the most unclean mall on Long Island...Not worth going to this dump.” – Resident of Massapequa Park

“...get rid of this mall. It’s run-down, outdated and ghostly…I’m sure they could find many other uses for the land that are more suitable for the town and it’s residents.” - Resident of East Meadow, NY

“If ge to –

Mixed Use A Hospital

e has ng Spaces

Drainage Conditions

y Members Think

Long is dump.” k

“Massapequa needs a hospital.” – Resident of Massapequa, NY

“If you want to spend a day at the mall, get in the car, drive 20 minutes, and go to Roosevelt Field [Mall].” – Resident of Massapequa, NY

“Sunrise Mall needs high-end stores and outdoor eateries. – Resident of Massapequa, NY

he Westfield Development Group, LLC, owns Westfield Sunrise Mall, a shopping center in Massapequa, NY, that has historically attracted shoppers from the southeastern Long Island region. Constructed in 1973 and remodeled in 1991, Sunrise Mall has been eclipsed by nearby Roosevelt Field Mall; shoppers favor Roosevelt Field Mall and Roosevelt Field Mall’s annual sales exceed those of Sunrise Mall. The Sunrise Highway Extension divides Sunrise Mall from various, small commercial enterprises, including a fast food restaurant and an automotive repair shop. Sunrise Mall, the Sunrise Highway Extension, and these enterprises sit on a site that is approximately 90 acres. Mall goers may park in one of Sunrise Mall’s 6,064 parking spaces. The entirety of the site, with the exception of the street tree wells in the mall’s parking lot and the planted buffers on the parcel edges, is impervious to water. To the north, northwest, southwest, and southeast, small parcels planted with trees retain runoff and recharge the groundwater supply. When the site was paved, a creek, which runs from the northwest retention basin under Sunrise Highway to the southwest retention basin, was channeled into a culvert. Tree cover on the site is sparse. In sharp contrast, tree cover in the adjacent neighborhoods is ample. Evironmental health on and surrounding the site could be greatly improved, however. In addition, the adjacent neighborhoods have blocked access from their communities to the mall. Sunrise Mall is not a desirable neighbor, from the residents’ perspective. Given the age of the mall, the size and subpar environmental health of the site, and shoppers’ and residents’ negative perception of the mall, this site should be redeveloped. This plan envisions what a redeveloped Sunrise Mall could be.

In the aftermath of Hurricane Sandy, residents expressed a need for a hospital in Massapequa and a need for economic stimulation in the region. Therefore, a new hospital will anchor and stimulate the redevelopment of Sunrise Mall. This endeavor will aim to improve the health of Massapequa by improving the health of its people, environment, and economy. Visionary health care providers are experts in preventative health care as well as emergency and remedial care. An expansive open space network will distinguish this hospital, Massapequa’s hospital, as a leader in preventative and remedial health care. The creek, covered by pavement, will be day-lighted and will symbolize regeneration. It will flow into ponds that will retain stormwater runoff and recharge the

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ground water supply. Trees will be densely planted. The environmental health of the site will be restored. The pond nearest to the hospital will offer salubrious spaces where patients may recuperate out of doors or where families may retreat for a moment of solace. Patients who cannot leave the hospital will look out of their windows and be calmed and fortified by the landscape beyond. An extensive system of trails for wheelchair use, walking, running, and cycling will be an amenity for patients and their families, hospital employees, visitors, and residents. Accessible recreational amenities will promote active, healthy lifestyles. On the northern edge of the site, a small arboretum will offer patients, residents, and school children the opportunity to volunteer, learn, plant, and watch birds. This is a place where multiple generations will engage one another, where children may give their elders a sense of fulfillment. Long-time residents of Massapequa will be able to spend their golden years in the community that they know and love because a spectrum of types of housing for retirees will be built, including condominiums for those who want to live independently, apartments for those in need of care, and a hospice for those in need of comfort. Residents will be relieved by the knowledge that excellent medical care is only a short walk away. Multifamily homes will offer medical professionals – doctors, nurses, caretakers, and others – the opportunity to live in the community where they are employed and walk or cycle to work. This will reinforce the hospital’s commitment to preventative health and active living and will enable the hospital to attract and retain a talented staff. A Long Island Railroad station will connect residents – old and young – to arts, culture, and entertainment venues in New York City and will provide non-drivers access to the hospital and its associated clinics. Near the station and the pedestrian entrance to the hospital, hospital employees, visitors, and residents will enjoy cafes, restaurants, and a bookstore. To the north, closer to the predominately residential portion of the development, a grocery store, bank, post office, and hardware store will fulfill residents’ daily needs – older residents will not need a driver’s license to engage in public life and younger residents will not need to put their children in their car seats simply to fetch a forgotten item or two. Residents, hospital employees, and visitors will also be able to walk to a new, greener, and more distinctive mall to the east, across the park. Clothing, electronics, outdoor dining, and more will be offered here. A plaza, spanning the width of the park, will connect the mall to the residential, mixeduse, and institutional nodes. The plaza will host a

Massapequas Community at NYRCR Public Engagement Event (source: Sasaki)

farmers’ market, outdoor movie-screenings, musical performances, and other events. Those coming to the mall from the wider region by car will be drawn into this active space and will wander through the park. Engaging in a day of varied activities will enhance shoppers’ experience and encourage their return. What could Sunrise Mall be? Sunrise Mall could be a healthy place, anchored by a hospital that is an innovator in preventative health and distinguished by an extensive park system; a place where the people–patients, residents, visitors, the old, and the young–have pedestrian access to vital services, basic needs, open space and recreational amenities, transportation, entertainment, and even luxuries; a place where the people lead active lifestyles and are healthy.

A Vision for a Healthier Community, Landscape, and Eco Site Plan

An Arboretum

Continuing Care Retirement

Mixed Use A Hospital

Proposed Plan

Principles

“Sunrise Mall needsExisting high-end Tree storesCover and outdoor eateries. – Resident of Massapequa, NY

Provide Vital Services Restore theExisting Landscape Figure Ground Stimulate the Economy Replace Housing A Healthy Massapequa

Precedent Waller Creek, Austin, Texas 88

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Massing Proposed Figure Ground

d Economy

A Healthier Massapequa: A Compariso Tree Cover Before: 99% Impervious Surface After: 1,002,424 sq. ft. Open Space Courtyard on Structured Parking Water Retention Recharge

Healthy Place Healthy People The Place

Land Use Existing and Proposed

Site Location: Westfield Sunrise Mall

Day-Lighted Creek

Continuing Care Retirement

2050 Sea Level Rise Risk Projection

Mixed Use

Site Potential: The Site is to the North of the 2050 Sea Level Rise Risk Projection Line and on the Long Island Railroad. The Site is Not Currently Served by a LIRR Station. 0 ft

Site Plan

An Arboretum

Water Retention Recharge

Long Island Railroad Station

A Vision for a Healt

A Hospital

Opened in 1973, Remodeled in 1991 Purchased in 2005 by Westfield Sunrise Development Group

180 ft

A Community in Need of Economic Stimulation

The Site has 6,064 Parking Spaces

Drainage Conditions

What Community Members Think

What it Would be Like to Live Here: Sections, Co Principles “…the most unclean mall on Long Island...Not worth going to this dump.” – Resident of Massapequa Park

$49,971

Median Household Income

75%

Of the Population is Not Caucasian

$77,595

Median Household Income

48% Location of Section Of the Population is Not Caucasian

“Massapequa needs a hospital.” – Resident of Massapequa, NY

“If you want to spend a day at the mall, get in the car, drive 20 minutes, and go to Roosevelt Field [Mall].” – Resident of Massapequa, NY

“Sunrise Mall needs high-end stores and outdoor eateries. – Resident of Massapequa, NY

Provide Vital Services Restore the Landscape Stimulate the Economy Replace Housing A Healthy Massapequa

Precedent

Waller Creek, Austin, Te

$126,488

Median Household Income

99%

Process Sketches

Of the Population is Caucasian Source of Data: Social Explorer

Mixed Use

Water Retention Recharge

s paces

A Hospital

From aDrainage 7th FloorConditions Balcony Overlooking the Park and Arboretum Square Footage Commercial: 474,880 Residential: 3,450,232 Institutional: 999,944 Open Space: 1,002,424 Parking: 1566712

Members Think

p.”

M What it Would be Like to Live Here: Sections, Principles Community Member Experienc “Massapequa needs a hospital.” – Resident of Massapequa, NY

“If you want to spend a day at the mall, get in the car, drive 20 minutes, and go to Roosevelt Field [Mall].” Location of Section NY – Resident of Massapequa,

“Sunrise Mall needs high-end stores and outdoor eateries. – Resident of Massapequa, NY

se Existing and Proposed

From the Park Looking Toward the Hospital Site Section of Proposed Transit Station

Provide Vital Services Restore the Landscape Stimulate the Economy Replace Housing A Healthy Massapequa

Precedent Waller Creek, Austin, Texas

Location of Section

Square Footage Commercial: 474,880 Residential: 3,450,232 Institutional: 999,944 Open Space: 1,002,424 Parking: 1566712

be Like to Live Here: Sections, Community Member Experien Site Section of Proposed Residential and Commercial Areas

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Circula

Circulation Existing and Proposed

Square Footage Commercial: 474,880 Proposed Massing Program Square Footage and3,450,232 Residential: Commercial: 474,880 Institutional: 999,944 Residential: 3,450,232 Open Space: Institutional: 999,944 1,002,424 Open Space: 1,002,424 Parking: 1566712

Circulation Existing and Proposed

Parking: 1566712

Vehicles

Bicycle

e: Sections, Community Member Experience, and Perspectives

ections, Community Member Experience, and Perspectives

Stop by the farm on your way to a appointment. G volunteering at

Vehicles

Bicycle

erience, and Perspectives

risks and r e wa r d s Chloe Schaefer, MCP 2015 Living on the water presents both risks and rewards. This project reimagines a mostly privatized waterfront as a new and publicly accessible community resource. Taking a strong stance against developing in “High” and “Extreme” risk areas, including areas within the 500– and 100-year floodplains, this project repositions storm-damaged housing on higher ground and creates a dense, amenityrich, mixed-use development behind a landscape edge, which functions as both a protective barrier from future water hazards as well as an active recreational corridor.

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ater is an integral part of life in Massapequa. Almost all of Massapequa’s shoreline is privately owned, lined with single-family homes. Interacting with the water is something residents love, however, as seen with Hurricane Sandy, this interaction is not always positive; at times it is destructive. When we visited Massapequa in March, we spoke to a man rebuilding his home on Alhambra Road. He pointed to most of the homes around him, explaining that they were abandoned. This begged the question of whether or not people should actually be living there. This project took the stance that no, people should move their houses inland, away from the water’s edge, and hopefully away from immediate danger. Even if houses are built on stilts, eventually those stilts will not be high enough. This project pulls housing away from the shoreline, removing any that was within the New York State extreme risk zone and the FEMA 100-year flood plain. This resulted in approximately 950 displaced houses. The project does not build any new single-family homes, but rather replaces the removed houses with over 5,500 housing units comprised of townhouses, apartments, and condos ranging in size from 8002500 square feet. These housing units are much denser than almost anything in Massapequa, signaling a drastic change for the area. However, a drastic change is needed if people want to continue to live in Massapequa near the water in a sustainable way. The shoreline running along the entirety of the project has been naturalized, with areas of beach and wetlands, and bike and pedestrian paths connecting the entirety of the green space. These paths continue onto the island in the middle. This island, a slight remnant of the housing peninsula it used to be, contains different habitats found within the region: coastal forests, dunes, and wetlands. The trails allow for exploration and wandering, ecological education opportunities, public beach access, and a continuation of the Massapequa Preserve directly to the north. There are some gazebos and benches for people to rest, a few campground sites, and docks for kayakers, other boaters, and sunbathers. Development for the project is contained to the landmasses on either side of the peninsula. Keeping in mind the residential fabric of the area, the western section’s development is centered around a large recreational facility that serves the existing neighborhood. It includes: two baseball fields, two soccer fields, four basketball courts, six tennis courts, a playground, and three bocce courts, in addition to a

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public beach. The park also creates a vertical buffer for the area west of it, rising from sea level to 15-feet high, before sloping back down before the development. Across the street from the park are some mixed-use apartment buildings. On the ground floor is some light commercial: cafes, a market, and a gym for the residents in the area and the buildings. Moving out from here are townhouses. The eastern side is the bulk of the development for this project. The northern part is primarily residential, high to mid-rise apartment buildings (mostly six to 10 stories). Down towards the middle is the wetland park and community botanical garden. This space brings the natural water edge closer to the development, but in a safer manner than waterfront living. It also creates a place where people can experience and learn more about the natural world that used to exist in the area, hopefully building a stronger relationship with nature and water for the residents. This is also the gateway for the commercial hub in the southern part of the development. This area is comprised of eight- to 12-story commercial and mixed-use buildings. The commercial areas may contain office space, floodable retail on the first floors, restaurants, a gym, a grocery store, cafes, a salon, and boat and beach rentals store. There is also a community center near the boat rentals for the existing residents and the newcomers. On the western edge, a little bit removed from the development, are very small commercial spaces for beach snacks and other boardwalk inspired activities. Cutting east-west through the middle is a green pedestrian mall, bridging the canal on the east with the ocean on the west. This also aims to provide some flood protection and drainage for the area, parts of which lie in the extreme risk zone. Moving further south, the fabric changes from eight-story mixed-use buildings to four- to six-story apartment buildings and then to townhouses, eventually transitioning back into the existing single-family neighborhood. The land has been regraded to place the core of the development at least 15 feet above sea level. Raising the land can protect the buildings themselves, as well as providing a buffer for the neighborhood to the East.

Massapequa Preserve (source: Sasaki)

Hopefully by opening up the shoreline to the public, this project will generate some economic activity for Massapequa by creating a place people from Massapequa, and from afar, will want to visit. In the end, this project aims to remove houses from immediate danger and change the relationship between the residents of Massapequa and the water to one that is more balanced and one in which people and nature interact with one another in a manner that is safe for both parties involved; embracing the waterfront the residents of Massapequa love while fortifying the surrounding houses and neighborhoods.

Massapequa is a waterfront community. But living on the water has both its risks and its rewards, as was especially apparent after Hurricane Sandy. This project aims to deliver access to the waterfront for all of Massapequa while also protecting the surrounding neighborhoods from future water hazards.

Process Sketches PROJECT PRINCIPLES 1. Remove housing from immediate danger. Replace housing farther inland and use natural features for protection. 2. Increase public ocean access and public open space, allowing residents to enjoy and explore their natural surroundings. 3. Create a destination drawing visitors from near and far, using nature and water as stimuli for Massapequa’s economy.

Existing Figure Ground

Proposed Figure Ground

Existing Land Use

Proposed Land Use

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Proposed Plan

EXISTING

Total Existing Square Footage

1,912,000

Existing Residential Square Footage

1,735,600

Existing Commercial Square Footage Existing Civic/Institutional Square Footage Existing Public Open Space

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5,614 0 171,400

Aerial View of Proposed Development and Open Space

Site Section Detail PROPOSED

Total Proposed Square Footage

6,830,000

Proposed Residential Square Footage

5,391,000

Proposed Commercial Square Footage

1,441,000

Proposed Civic/Institutional Square Footage

108,500

Proposed Public Open Space Square Footage

4,880,000

Proposed Parking Square Footage

1,162,590

learning from n at u r e Alex Brady, MCP 2015 During post-war suburban sprawl, essential civic resources such as schools and parks were largely overlooked and therefore relegated to leftover sites such as wetlands and other low-lying and vulnerable locations. Higher land was devoted to auto-oriented strip commercial developments and dominated by surface parking. This project challenges the preconceived notion of a strict separation of uses and highlights the importance of ecology in public education. Through a strategic partnership among primary, secondary, and higher education institutions and shifting a vulnerable middle school from the floodplain to higher ground, this project seeks to promote environmental stewardship through civic engagement. It blurs the artificial lines between an urban commercial street, a multi-tiered campus, and a dynamic open space amenity.

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Northwest Elementary

Sunrise Mall

550 Sunrise Highway

Berner Middle

101

he Carman Creek School project arose first and foremost to address the vulnerability of Massapequa’s existing Berner Middle School. The school’s grounds are approximately two feet lower in elevation than the surrounding land: the site falls within the FEMAdesignated 100-year floodplain, was inundated during Hurricane Sandy, and is projected to be almost completely surrounded by water in a even the most moderate of sea level rise scenarios. A clue to the roots of this fragile situation can be found in the site’s history. Along the western edge of the building and grounds lies Carman Creek. In the early 18th century, when the creek was a much more formidable presence than it is today, it was dammed to form a pond that powered a grist mill for the Carman family, one of the first to settle in the area; the pond covered almost the entirety of what is today the Berner School’s property. Interestingly, the school’s precarious position is not an isolated circumstance, either, but indicative of a broader condition throughout the South Shore of Long Island.

Then Berner was built, in 1962, the rapid population expansion that necessitated the new facility also meant that there was a scarcity of parcels of a suitable size left on which to build it, in a community that had become blanketed in single-family homes. One can assume that the few areas that were left undeveloped by private interests, like the eventual school site, had been passed over for a reason. Indeed, throughout the region, much of which was reclaimed from marshlands, one finds this same pattern: schools that are in low-lying areas, adjacent to lakes, ponds, wetlands, and the bay. Fortunately, while in many of the surrounding communities these facilities would have to be either relocated to an entirely new area or rebuilt on land that now houses individual families, Berner Middle School is directly adjacent to a declining mall site that is an attractive candidate for redevelopment. The site is a typical aging suburban strip mall: buildings average 35 years in age, and the aggregate assessed value of the property has declined by upwards of a million dollars over the past three tax years. What’s more, directly on the other side of these parcels lies Unqua Elementary, another Massapequa public school. Relocating Berner onto the mall property allows these two institutions to be better integrated and more effectively share resources. It also allows the former Berner school site to be turned into an opportunity, rather than a liability. Free of any structures, the site’s approximately 30

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acres, reinforced with berms, can be used to safely detain a significant quantity of storm surge. It also has the ability to address the other serious struggle that Massapequans have with their water: quality. South Oyster Bay and all of its Massapequa tributaries are listed by the EPA as impaired waters due to pollution from urban runoff—not only causing environmental harm but creating economic hardship through the closure of beaches and fishing grounds. Widened, landscaped, remediated, and carefully engineered, Carman Creek and the newly available surrounding land can act as a storm water treatment center, employing local flora to improve the area’s troubled waters through phytoremediation before they reach the bay. This unique, working landscape also has a potential to become an educational resource. Unqua and the relocated Berner (now Carman Creek) School can make use of the natural environment as a hands-on learning tool to enrich their coursework, much like a school garden. What’s more, they can gain an understanding of the community’s flooding and water quality issues firsthand from a young age, helping the Massapequas as a whole to develop a new cultural relationship to their waterfront. With so much land available at the mall, however, the creek-focused educational complex can be home to an entirely new institution for Massapequa, as well: a satellite research campus for a higher educational institution. Massapequa is currently home to the lowest amount of bay-related economic activity of any of the five towns on the South Shore Estuary Reserve, and few jobs that pay well enough to cover the costs of living in the community. A new satellite campus could generate much-needed economic activity, particularly in a the lower-income East Massapequa area where it would be located; deeply enrich the educational experience of the students in Massapequa’s public schools; help the community better understand the challenges they face and the ways in which they might overcome or adapt to them; and generate cascading economic benefits as well, both by helping to clean up the bay and by directly undertaking research on how to foster new maritime industries, such as kelp farming.

Photo: Alex Brady

Around this ecological-educational complex would grow a new mixed-use neighborhood. The development would be sensitive to replacing key commercial activities that had been at the mall—such as the local grocery store—while reconfiguring the large footprints in favor of a “Main Street” typology that currently exists in areas of Massapequa and Massapequa Park but is missing in East Massapequa. The residential element, meanwhile, would stitch the schools more fully into the fabric of the community and, as it would be sure to welcome residents with a range of incomes, could also help to address Massapequa’s residential segregation. East Massapequa is home to the only affordable housing in the Massapequas; the demographic divide in the area could be better integrated through the introduction of more market-rate multifamily housing alongside more affordable units. For all of these uses, the restored Carman Creek Corridor—complete with parkland and floodable recreational fields that tie into the adjacent Field of Dreams complex—would be a deeply valued amenity.

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Mill n’s Mill Mill

1945 Map 1945 Map 1945 Map 1945 Map

Elevation Elevation Elevation Elevation

Sandy Flooding Two Foot Sea Level Rise Sandy Flooding Two Two Foot Sea Level Rise Sandy Flooding Foot Sea Level Rise Sandy Flooding Two Foot Sea Level Rise

QUAIL RUN (ROAD) QUAIL RUN (ROAD) QUAIL RUN (ROAD) QUAIL RUN (ROAD)

The middle school was built in the lowlands that are prone to flood. This proposal relocates the school to higher ground and creates a campus with the adjacent elementary school. A new institute of higher education is also located on this site with a focus on ecology and hands-on learning related to natural systems. The rest of the site which currently consists of a big-box strip mall has been reformatted into an urban main street that serves both the local and greater Massapequa communities.

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Carman’s Mill

Proposed Campus Plan

105

MIXED USE

HIGHER EDUCATION

CARMAN CREEK

MIXED USE MIXED USE

HIGHER EDUCATION

MIDDLE SCHOOL

HIGH CARMAN CREEK

RECREATION

CARMAN CREEK MIDDLE SCHOOL CARMAN CREEK MIDDLE SCHOOL

RECREATION

UNQUA ELEMENTARY SCHOOL UNQUA ELEMENTARY SCHOOL

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RECREATION

CAR

MIXED USE

RECREATION

MIXED USE

Site Sections top middle bottom

PHYTOREMEDIATION

TREE TRENCH

FLOODABLE RECREATION

PERMEABLE SURFACE

TERRACING

FLOODABLE LANDSCAPE

BERM

HIGHER EDUCATION

CARMAN CREEK

RECREATION

LANDSCAPE

MIXED USE

CARMAN CREEK

LANDSCAPE

CARMAN CREEK

LANDSCAPE

RECREATION CARMAN CREEK

CARMAN CREEK

PHYTOREMEDIATION

TREE TR

FLOODABLE RECREATION

PERMEA

TERRACING

FLOODA

BERM

LANDSCAPE

EXISTING RESIDENTIAL

RECREATION EXISTING RESIDENTIAL

CARMAN CREEK

EXISTING RESIDENTIAL CARMAN CREEK

CARMAN CREEK LANDSCAPE

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the case for long island

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DUSPMIT Environmental Site Planning Studio Massachusetts Institute of Technology Department of Urban Studies and Planning School of Architecture + Planning Spring 2014 Stephen F. Gray, Lecturer in Urban Design Mary Anne Ocampo, Lecturer in Urban Design Special thanks to: Sneha Mandhan, Teaching Assistant Ethan Lay-Sleeper, Research Assistant Michael Tavilla, Graphic Designer Sasaki Associates: Jason Hellendrung, Tao Zhang, Stacey Beuttell, Victor Eskinazi, Justin Garrison SPLASH Massaapequa: Captains Angelo Meloro and Mike Bonavia

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