GO GOWANUS FROM RESILIENCE TO SUSTAINABILITY 11 | 28 | 2016 ARC651
CHRISTOPHERMILLER, Ph.D
JustinBanda KayHavlicek TylerHopwood MarvinReyes TylerWade AndrewWitek This semester, we have worked on an urban design project in Gowanus, a neighborhood in Brooklyn, New York. The neighborhood was established around the Gowanus Canal, the neighborhood’s namesake. The Gowanus Canal is a 100-foot wide, 1.8-mile long canal that empties into the New York Harbor. The adjacent waterfront is primarily industrial, currently consisting of concrete plants, warehouses, parking lots, etc. The Gowanus Canal was built in the mid-1800s and was used as a major industrial transportation route. Manufactured gas plants, paper mills, tanneries and chemical plants operated along the Canal, discharging waste into it. Although this dumping is now illegal, contamination still flows into the Canal from overflows from sewer systems that carry sanitary waste from homes and rainwater from storm drains and industrial pollutants. As a result, the Gowanus Canal has become one of the nation’s most seriously contaminated bodies of water. High levels of more than a dozen contaminants are found in the sediment in the Canal. The state of the Canal has maintained relatively lower property values, allowing the neighborhood to retain its historically industrial character when much of Brooklyn (and New York City as a whole) has experienced a reduction in industry and manufacturing. In 2010, the EPA declared the Canal a superfund site in order to address the contamination. Members of the community are concerned that a decontaminated canal will result in greater interest by developers pushing for rezoning industrial areas in Gowanus for residential use, gentrifying the neighborhood and pushing out the industrial businesses as property values rise. This push for residential development that replaces industrial uses, especially along the Canal itself, can already be seen by a two-block development between the Canal and Bond Street. The community has come together, forming a community organization Bridging Gowanus to address these concerns.
REGIONAL ANALYSIS
ANALYTICAL COMPONENTS
GOWANUS: BROOKLYN, NY
COBBLE HILL
BOREUM HILL
CARROL L GARDENS RED HOOK PARK SLOPE
SOUTH SLOPE
Neighborhoods
Major Streets
Subway Lines
CITY-WIDE CONNECTIONS 1”=1,500’
SM
ITH
ST.
Dedicated Bike Lanes
UN
IO
ST.
3R
ST .
3R D
AV E
.
D
4T HA VE
.
N
9T
H
ST .
Topography @ every 10’
CONNECTIONS TO SITE 1”=600’
Major Street Connections through site Minor Street Connections through site Industrial Business Zone (IBZ) Subway Connections to site Transit station w/ 1/4 mile walking circle
Industrial Business Zone
EXISTING FIGURE GROUND 1" = 150"-0'
N
EXISTING STREETS + BLOCKS
baltic street
warren street
3rd avenue
bond street
hoyt street
smith street
warren street
nevins street
1" = 150"-0'
baltic street
butler street
butler street
douglas street
douglas street
degraw street
degraw street
sackett street
sackett street
union street
union street
president street
president street
carroll street carroll street
2nd street
1st street
3rd street
2nd avenue
5th street
3rd street hoyt street
spectre street
4th street
eet luquer str
eet nelson str
6th street
treet
ns huntingto
7th street
9th stree
8th street
t
garnet street
9th street
et
centre stre
ce
treet
lorraine s
3rd avenue
go ha wa m nu ilt s on ex av pre en ss ue wa y
2nd avenue
12th street
14th street
15th street
STREETS + BRIDGES BLOCKS BUILDINGS CANAL
13th street
4th avenue
11th street
hamilton pla
t bush stree
10th street
EXISTING BUILDING TYPES 3rd avenue
bond street
hoyt street
smith street
nevins street
1" = 150"-0'
union street
union street
carroll street carroll street
3rd street
2nd avenue
3rd street
9th stree
t
OPEN INTERIOR BUILDING TYPES AT GRADE RESIDENTIAL BUILDING TYPES NOT AT GRADE RESIDENTIAL BUILDING TYPES INSTITUTIONAL CANAL
3rd avenue
go ha wa m nu ilt s on ex av pre en ss ue wa y
2nd avenue
4th avenue
hamilton pla
ce
9th street
EXISTING POPULATION DENSITY 1" = 150"-0'
120+ DUA (dwelling units per acre) 80-119 DUA 50-79 DUA 20-49 DUA 0-20 DUA CANAL
NYC’s online zoning and 2014 U.S. Census resources provided population and dwelling unit information for the existing conditions. Dwelling units per acre (DUA) ranges were approximated based on an average figure of 2.25 people per dwelling unit in the surrounding neighborhoods.
BRIDGING GOWANUS PRINCIPLES + URBAN RESPONSES Bridging Gowanus is a community planning process to shape a sustainable, livable, and inclusive future for the Gowanus neighborhood – in the face of ongoing change, the Superfund cleanup, and real estate pressure.
A Sustainable, Resilient, Environmentally Healthy Community Secure infrastructure investments that support the comprehensive cleanup of the Gowanus Canal, improved water and air quality, fewer floods and sewer backups, and a sustainable future in the face of climate change.
From 2013 to 2015, several hundred people took part in a series of large- and small-group meetings to explore local issues and develop recommendations. In the summer of 2016, Bridging Gowanus asked for community feedback to prioritize these recommendations, and more than 500 people weighed in online and in-person. Starting in the fall of 2016, the community will begin working with the NYC Department of City Planning and other government agencies to develop a planning and land-use framework for the Gowanus neighborhood.
Invest in Our Parks, Schools, Transit, and Waterfront Guarantee upfront investments in the open space, schools, public transportation, and other infrastructure needed to sustain current and proposed growth. Make the Gowanus Canal waterfront publicly accessible.
Strengthen the Manufacturing Sector and Create Good Jobs Ensure that manufacturing can thrive in Gowanus, especially in the “Industrial Business Zone” (IBZ). Help low-income residents benefit from the jobs and economic activity in manufacturing, arts, and environmental remediation, and open space maintenance.
Keep Gowanus Creative and Mixed-Use Strengthen the genuine mix of uses that makes Gowanus unique -- but is under threat. Make sure that new residential development is balanced with affordable space for light industry, artists, and not-for-profits. Craft a historic preservation plan.
Preserve and Create Affordable Housing for an Inclusive Community Make overdue repairs and investments at NYCHA developments. Apply “mandatory inclusionary housing” where new housing is allowed, to require construction of new affordable units. Ensure a majority-affordable development on the “Public Place” site to create new low- and moderate-income homes, including senior housing. Strengthen protections for existing tenants.
Secure a Pathway for Responsible Growth Given the very real fears that development will undermine community goals, we must have real commitments upfront for infrastructure investments, thoughtful attention to design, and enforceable rules for zoning, uses, sustainability, affordability, and oversight.
1
Getting Gowanus right will take a different way of doing things. Inaction will not preserve what makes Gowanus unique today. But new growth must genuinely advance the community’s goals.
1 2 3
Residential Narrative The residential narrative is the ruling narrative in the northern half of Gowanus. Within the primarily residential area in northern Gowanus, the balance of neighborhood-scaled public spaces, community core, and arts spaces, within a context of a residential neighborhood is vital. Cushman & Wakefield, commercial real estate brokers and consultants, identify 19 sqft of commrical space per resident within a quarter mile as the often over built national standard, with 9 sqft being closer to the idea ratio. All new residential and commercial space falls within this ratio range, depending on proximity to both transit and neighborhood centers, accepting the current balance of residential and commercial density as adequate.
2
Transit-Oriented Development (TOD) Narrative The TOD narrative is the ruling narrative around the 9th / Smith train station. TOD increases the connectivity of Gowanus to the greater context and creates an area ideal for work force housing by developing largely vacant or poorly-developed land and an underutilized transit station to create a high residential density that responds to the desire to develop canal-side land for residential. Increased walkability and less dependence on the car allows for increased urban development, exceeding the density of 60 residential units per acre that Dittmar suggests as a minimum for successful TOD. The development of a satellite college campus could both utilize and support the growth and improvement of the transit station by creating a new destination point within Gowanus.
Industrial Business Zone (IBZ) Narrative The IBZ narrative is the ruling narrative in the IBZ. The goals of the IBZ would be best applied in Gowanus by creating a diversity of activity, including recreation and residential activities, within the industrial areas to protect labor jobs, diversify communities and strengthen the character of the neighborhood, all while revitalizing the industrial sector. Within Gowanus, this approach would tie the IBZ into the entirety of Gowanus and the greater Brooklyn area as well. The development’s focus areas best bring these activities together, replacing poorly-scaled buildings and empty lots.
3
PROPOSED PHASING PIONEER
INTERMEDIATE
MATURE
PROPOSED FIGURE GROUND 1" = 150"-0'
PROPOSED REGULATING PLAN
3rd avenue
nevins street
bond street
hoyt street
smith street
1" = 150"-0'
union street
union street
carroll street carroll street
3rd street
3rd street
9th stree
t
nu
se
xp
re s
sw
ay
/h
am
ilt
on
av
en
T5 MAIN STREET / T6 TRANSIT T5 NEIGHBORHOOD STREET T5 NEIGHBORHOOD T5 FLEX SD INDUSTRIAL BUSINESS ZONE LANDMARK BUILDINGS CANAL
ue
3rd avenue
wa
2nd avenue
go
4th avenue
hamilton pla
ce
9th street
PROPOSED STREETS + BLOCKS 1" = 150"-0'
3rd avenue
bond street
baltic street
nevins street
warren street hoyt street
smith street
warren street
baltic street
butler street
butler street
douglas street
douglas street
degraw street
degraw street
sackett street
sackett street
union street
union street
president street
president street
carroll street carroll street
2nd street
1st street
3rd street
2nd street
5th street
3rd street hoyt street
spectre street
4th street
5th street luquer street
eet nelson str
6th street
n street
huntingto
7th street
9th stree
t
8th street
garnet street
9th street
et centre stre
10th street
ce hamilton pla
11th street
treet
lorraine s
wa
nu
se
xp
re s
sw
ay
/h
am
ilt
on
av
3rd avenue
go
2nd avenue
12th street
14th street
en
ue
15th street
STREETS + BRIDGES STREET + BRIDGE CHANGES NEW CURBLESS STREETS BLOCKS BUILDINGS CANAL
13th street
4th avenue
t
bush stree
PROPOSED BUILDING TYPES
3rd avenue
nevins street
bond street
hoyt street
smith street
1" = 150"-0'
union street
union street
carroll street carroll street
3rd street
2nd avenue
3rd street
9th stree
t
nu
se
xp
re s
sw
ay
/h
am
ilt
on
av
3rd avenue
wa
2nd avenue
go
4th avenue
hamilton pla
ce
9th street
en
ue
OPEN INTERIOR BUILDING TYPES AT GRADE RESIDENTIAL BUILDING TYPES (potential commercial first floor) NOT AT GRADE RESIDENTIAL BUILDING TYPES INSTITUTIONAL BUILDINGS LANDMARK BUILDINGS CANAL
PROPOSED CANAL CONNECTION 1" = 150"-0'
PROPOSED POPULATION DENSITY 3rd avenue
bond street
hoyt street
smith street
nevins street
1" = 150"-0'
union street
union street
carroll street carroll street
3rd street
3rd street
9th stree
t
nu
se
xp
re s
sw
ay
/h
am
ilt
on
av
3rd avenue
wa
2nd avenue
go
4th avenue
hamilton pla
ce
9th street
en
ue
120+ DUA (dwelling units per acre) 80-119 DUA 50-79 DUA 20-49 DUA 0-20 DUA CANAL
NYC’s online zoning and 2014 U.S. Census resources provided population and dwelling unit information for the existing conditions. The proposed population was determined during the planning phase by adjusting the existing population numbers based on proposed building type changes. Dwelling units per acre (DUA) ranges were approximated based on an average figure of 2.25 people per dwelling unit in the surrounding neighborhoods.
Head of Canal The main goals to achieve in this node were to create a public space to celebrate the historic industrial buildings at the end of the canal, and to form a connection from the park to the canal activity. This area will serve as a natural ending of a path of public space along the canal, with close proximity to Market Central and eventually to the highest existing residential density of Gowanus in the public housing towers to the South.
Butler St.
The head of the canal or node one of our northern half of our master plan takes into consideration the future need for housing after the Superfund and priorities from Bridging Gowanus as an inspirational piece. One approach was to make the Gowanus Canal waterfront publicly accessible by redirecting the canal using historical buildings as an organizational strategy. I placed an accessbile reflecting pool running from Degraw St. to Douglass St. and adding a smaller one on axis with the historic pump house and the ASPCA memorial building. Another approach was the priority about improving parks, schools, transit, and waterfront. In this case the addition of shared streets allowing for humanly paced movement encompassing human, cyclist and car traffic; three shared streets have been added connecting to Douglass St. Degraw St. and Market Central. And finally the addition of a community center relates the activities in the disconnected park for all season use and outdoor activities featured in the public space along the canal side.
A Douglass St.
Map Legend
A
D
Douglass St.
E
Sackett St. Sackett St.
F
B
Plan View 1” = 64’
Perspective View Not to Scale
B
Perspective View Not to Scale
Axonometric View 1” = 50’
C
Perspective View Not to Scale
Section Cut [Reflecting Pool Between Bond St. and Nevins St. ] 1” = 32’
D
Perspective View Not to Scale
E
Degraw St.
Nevins St.
Degraw St.
Bond St.
A. Shows a snapshot of the historic pump house being renovated into a museum. The existing pump house will be relocated on Degraw Street. B. Leading to the head of the canal will feature a green/paved path that will reliven the canal and make it more approachable. The pathway will be flanked with retail for a safer community. C. The community center features outdoor areas for private and public events and gatherings. D. A reflecting pool will allow people to commemorate the canal and allow for a communal space for gatthering and ice skating in the winter. E. A gathering open space that allows for a diverse culture to exericise a multiplicity of activities.
C
Section Cut [Reflecting Pool Between Douglass St. and Degraw St.] 1” = 32’
N
Market Center This second node was developed as a neighborhood market center of Gowanus. The proposed market is located between Union Street and Carroll Street, two of the existing streets that bridge the Canal. Union Street is the highest existing center of activity in the neighborhood, with strong connections both within Gowanus and to the greater Brooklyn area. To increase ease of circulation to and from the market, three existing one-way streets (Union, Carroll and Nevins) are proposed to be converted to two-way streets. The two blocks that face the market from across the canal are reconfigured to two north/south blocks split by a new two-way street. Nevins Street is also to be extended south toward the next node, extending the existing block structure.
Nevins Street
Canal Street
Shown is one option on how the market building and market area could be phased within the same phasing of the urban plan. The pioneer phase provides space in an existing parking lot for people to gather along the canal and develops the highest density residential and commercial buildings. The intermediate phase consists of continued residential and commercial development as well as the first stage of the market building. The mature phases further develops the surrounding fabric and creates an addition to the market building.
Union Street
Bond Street
Most of the existing building fabric surrounding the market is one-story open interior buildings. Those facing the market would be replaced with 4-7 story at grade flat or mid-rise buildings. This proposed change has two goals: (1) to increase the residential density of the area within quick walking distance to promote the market as a neighborhood market and (2) to increase activity during non-market hours, as most of the proposed buildings could be developed with commercial space (retail, restaurant, etc) on the first floor, with residential above.
A
This potential version of the proposed market building consists of two enclosed portions not at grade, spanned by an atgrade open air portion and fronted by a public plaza. This would allow phasing within the development of the market as would best suit the community at the time.
Plan View 1” = 64’
Existing Phase 1” = 150’
Pioneer Phase
Axonometric View
Intermediate Phase
Section Cut Through Canal and Nevins Street
Mature Phase
Section Cut Through Union Street and Carroll Street
1” = 150’
1” = 150’
1” = 150’
A
1” = 50’
1” = 32’
1” = 32’
Carroll Street
President Street
Arts District + Batcave Arts-Focused District
The Arts District aims to support the creative nature of the neighborhood while revitalizing one of the neighborhood’s most beloved buildings that currently sits unused, the Batcave. The Arts District encourages people to participate in local culture and community. Keep Gowanus Creative The historic Batcave is formed into an Arts Center, full of galleries and working artist studios. This building gives room for small manufacturing and artists to create and sell locally. It is a creative space for local artists and a multi-use venue for events. Inclusion of Mixed-Use With the inclusion of Artists Lofts along with mixed use residential and retail along the canal, the Arts District provides interconnectedness where both businesses and residents can mutually benefit. This place allows people to work, live, and play locally giving a sense of community.
B
D
Invest in the Waterfront This site provides a walkable canal and connections to the surrounding area. With the addition of residential housing across the street with locals shopping and dining, it becomes a destination with dining and shopping along the waterfront with double sided shops.
A
E C
F
Sustainable and Resilient Environment The restoration of the First Street Basin, next to the Batcave, provides a wetland shelf that acts as a Sponge Park, absorbing and filtering storm water runoff. This improves the quality of the waterway and promotes sustainability of the local environment.
A
N
Plan View 1” = 64’
A Batcave
B
B Artist Lofts
C Axonometric View 1” = 50’
C Canal Front
E
D
Section Cut Across Canal Between Second Street and First Street Basin 1” = 32’
D Canal Revitalization Not to Scale
Elevation Along Canal Front 1” = 32’
F
Industrial District North
A
Industrial district north in Gowanus contains the north most end of the Southwest Brooklyn industrial business zone. While it is home to many industrial business types, the outdated building stock housing these businesses is hindering the potential growth of businesses in the area. A lack of diversity in building type and connections to greater Gowanus also hinders District North from becoming a vital part of Gowanus urban fabric. By 1) introducing a variety of complementary building types that catalyze a diverse industrial district, 2) eliminating the IBZ designation near the crux of the canal to bring in residential and recreational activities and 3) create connections - both pedestrian and vehicular - to and from the district, Industrial District North can begin to realize its potential; both as an idustrial hub, and as a neighborhood amenity.
Building Type Mapping
1. Existing Building Types
2. Proposed Flats/Multi-tenant Types
Plan View 1” = 64’
3. Proposed Open Floor Plan Types
4. Proposed Civic/Institutional Types
Axonometric View 1” = 50’
GARDEN
CAFE
BOATING
PICNIC
PERFORMING ARTS
FISHING
READING
MUSIC
Longitudinal Section 5. Combined Building Types
1” = 48’
Feature Building: Gowanus Canal Conservancy
Building Type photos Transverse Section 1” = 48’
Office and lab
Multi Tenant
Open Floor Plan: 1-2 story
Open Floor Plan: 3 and up
A Approach to Espanlade
classrooms and lecture hall
Gowanus Canal Historical Museum and Observatory
Commercial/Retail
Canal Data Collector
Pedestrian Bridge
Transit-Oriented Development Transit-Oriented Development
Creating a transit oriented development in the biggest stretch of under- or non- utilized land in Gowanus that would support a redeveloped transit station, while aiming to meet the desire for substantially-increased residential density within Gowanus. Not only is the increased density for the sought after land along the canal, but it also serves as a mechanism to provide housing for the growing need that is the middle class. The phrase work-force housing is housing for the middle class population living in or around Gowanus and also for new middle class moving to the area from the increase of jobs in the Industrial Sector. It is hard to find affordable places in Gowanus and surrounding areas because of the lack of density and variety of building types.
4th Place
Luquer Street
Along with the development there will be an additional school and library to serve the other needs of Gowanus. Both of these types will provide a communal place for the people of the new development to go to and strengthen the characteristic of Gowanus.
Spectre Street
The Transit-Oriented Development is offering a variety of building types that can be more dense than the current residential fabric existing in Gowanus. In order to keep rent prices down and keep people in Gowanus, developing a shared street along the canal that is fronted by commercial first floors allows people in proximity and variety of classes represented.
A B
eet Nelson Str
C Complete Mature Phase
D E Plan View 1” = 64’
Pioneer Phase
Intermediate Phase
Axonometric View Mature Phase
Section Cut [Hoyt Street] 1” = 32’
Hoyt Street Shared Street Not to Scale
1” = 50’
N
Commercial Transit District Commercial Transit District
A
Redeveloping the transit station at 9th / Smith in order to support both the nearby transit-oriented development on the west of the canal and the nearby industrial sector on the east of the canal, while also developing the transit station as a commercial center that compliments the market commercial center near the opposite corner of Gowanus. This district focuses on two distinct sectors, the thoughtful terminus of the transitoriented community on the west bank of the Gowanus Canal, and the continuation of the Industrial Business Zone (IBZ) on the east bank. Bordering both sectors on the south is the diagonal-north-south Hamilton Avenue, with the multi-lane highway I-278 passing overhead. The highway itself is a unique existing condition that offers a surprisingly definitive border to the Gowanus region, as it slices the majority of the IBZ off from the rest of Gowanus.
D
B
To complement the primarily-residential neighborhood immediately to the north, the western side of the canal is densely populated with high-end commercial in and around the transit station, while further south the area transitions to an urban college campus zone, in the vein of similar urban campuses like the Metro Tech business and educational center that lies four miles north along Smith Street.
C
The IBZ side of the canal is populated with densely-packed, small-scale industrial buildings, with a handful of larger openfloorplate buildings strategically placed to take advantage of 9th Street’s unique placement as a connecting tissue in the fabric between Gowanus and Red Hook to the east, in order to promote affordable light-industrial business to stimulate the southern Brooklyn economy.
Map Legend A. Facing south on Smith just north of the 9th St/Smith transit station. B. Facing north on Smith just south of the 9th St/Smith transit station. C. Facing east on 9th looking across the canal. D. Facing west on Huntington looking at the station. E. Facing north on I-278 looking at Gowanus in context. F. Facing west on the IBZ promenade looking at the new campus housing across the canal.
F
E Plan View 1” = 64’
A
Perspective View Not to Scale
B
Perspective View Not to Scale
Axonometric View 1” = 50’
C
Section Cut [Huntington St under the elevated rail facing north] 1” = 32’
Perspective View Not to Scale
D
Section Cut [9th St curved facade of the transit station facing north] 1” = 32’
Perspective View Not to Scale
E
Perspective View Not to Scale
F
Perspective View Not to Scale
Rendering Not to Scale