Gowanus Rezoning Research

CLEMSON UNIVERSITY. FLUID CAMPUS. NEW YORK PROFESSOR: DAVID LEE

GROUP: ACOSTA. BRANDT. BRANTLEY. CAVENEY. CONLON. DADULLA. GUTERMUTH. KEYES. LEWIS. OXENFELD. PETER. ROARK. ROPER. SLOAN. TAYLOR. TOMLINSON. WILKINSON. Background Purpose Approach Findings Current Proposal

History. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision

Rediscovering Gowanus: A Proposal for a Responsible Growth

A proposal for a Responsible Growth.

CLEMSON UNIVERSITY. FLUID CAMPUS. NEW YORK PROFESSOR: DAVID LEE

GROUP: ACOSTA. BRANDT. BRANTLEY. CAVENEY. CONLON. DADULLA. GUTERMUTH. KEYES. LEWIS. OXENFELD. PETER. ROARK. ROPER. SLOAN. TAYLOR. TOMLINSON. WILKINSON. Background Purpose Approach Findings Current Proposal


Rediscovering Gowanus: A Proposal for a Responsible Growth

BACKGROUND HISTORY . TODAY.

Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision

History of the Gowanus SURROUNDING NEIGHBORHOODS

Carroll Gardens

Cobble Hill

Red Hook

Park Slope

Background Purpose Approach Findings History. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision

History of the Gowanus AN INDUSTRIAL ZONE

The Gowanus Canal from Carroll St. Bridge, 1930

1848 – Gowanus Canal Constructed

1911 – Flushing Tunnel Constructed

1960’s – Maritime Shipping Decline

1999 – Flushing Tunnel Reactivated

2008 – CB6 Land Use Committee approves Toll Brothers’ Project

2010 – EPA gives Gowanus Canal Superfund designation


hIp://teenageghosts.wordpress.com/2009/05/

History of the Gowanus RESULTS OF HISTORY

• Canal heavily polluted with pesticides, metals, PCB’s, and oils

• Continued problems with Combined Sewage Overflows (CSO’s)

• Bulkheads are deteriorated

• Many industries have moved out, leaving

vacant land

• Brownfields threaten public health


Photo: L. Roper

History of the Gowanus COMMUNITY FABRIC

DJ Michael Mayer plays Techno beats at an open air dance party on the banks of the Gowanus.


All photos: hIp://www.nyWmes.com

CURRENT PROPOSAL COMMUNITY GOALS. CASE STUDY.


Community Needs PREVIOUS ZONING GOALS SET BY GOWANUS COMMUNITY

• Provide consistent and predictable regulations.

• Establish a framework.

• Maintain areas for continued industrial as well as x

commercial activity. x • Achieve cleanup and redevelopment on

underutilized sites. x

• Consider the scale and context of surrounding x neighborhood in creating zoning regulations.

• Produce opportunities for affordable housing • Achieve waterfront public access at the canal’s edge

x

REZONING WOULD

http://www.brooklynpaper.com/assets/photos/31/23/31_23_gowanuscanalzonemap_z.jpg


Current Proposal: Nearby Case Study WILLIAMSBURG CANAL DEVELOPMENT


• Approved in 2005, a comprehensive rezoning effort to revitalize a vacant and underutilized stretch of the

Brooklyn waterfront, calling for over 50 acres of open space including a public esplanade.

• Proposes thousands of units of housing, including affordable units (inclusionary housing

program), as well as mixed use areas to stimulate local businesses.

hIp://www.nyc.gov/html/dcp/pdf/greenpointwill/incl_housing_web.pdf

Current Proposal: On Gowanus Site TOLL BROTHERS


• Proposed 447 unit development of

Public Place along the Gowanus

Canal, of which 140 would be

affordable housing rental units.

PROS

• LEED certified

• Public esplanade along the water

• Revitalize neighborhood

ARGUMENTS • Some say the 12-story apartment

towers would not fit into neighborhood fabric

• Opposed to building in such a polluted

area without cleaning it up first

ny.curbed.com

PURPOSE PROJECT CONCEPT


Our studio has developed as systematic design to promote growth that responds to the diverse needs of the Gowanus Community. Our proposal consists of integrated zoning efforts (IZE’s) that

provide incentives for developers to meet for the priorities of the Gowanus Community. The

maximum height canvas is a tool we used to regulate the Gowanus’s visual profile.


Purpose PROJECT CONCEPT

APPROACH INCENTIVES. GUIDELINES


Incentives CONCEPT FOR CHANGES

• To keep middle class families working in NYC and allow the city's economy to grow, Mayor

Bloomberg expanded the affordable housing plan to build or rehabilitate 165,000 units by 2013.

• In 2005, New York City integrates affordable housing within redeveloping neighborhoods by leveraging private market activity to generate affordable housing. In other words,

developers receive a floor area bonus (F.A.R.) for the construction or preservation of affordable housing. • This new incentive activates the strength of the city's housing market to create a mix of units for

low- and moderate-income families alongside market-rate apartments. • However, this is not the sole problem of the Gowanus neighborhood.

Manufacturing, zoning, brown fields, a toxic canal, and general pollution prevent a catalyst to change the region from its current state. In order to alleviate these problems, other incentives will be created to act as a catalyst to turn the Gowanus region into a model of good sustainability measures to

preventx further pollution and promote a present-day renaissance in the once-budding

manufacturing region.


Incentives CREATING AN ICON

Based on a series of relevant case studies and research this is the proposed guide of incentives for developing the area around the Gowanus Canal.

stabil(IZE) Inclusionary Housing synchron(IZE) Shared Office Space util(IZE) Rehabilitation maxim(IZE) Infill Development revital(IZE) Brownfields natural(IZE) Green Architecture urban(IZE) Mixed Use Development social(IZE) Public Space


• FAR benefit obtained by meeting 40% of inclusionary housing and/or shared working space in a building.

• Tax benefits for developers allow them to build more volume and gain more rent money and property.

• Investors gain credits that reduce their corporate federal income tax bills for ten years.

DEVELOPER INCENTIVES

stabil(IZE) INCLUSIONARY HOUSING


SITE

2.5 FAR

Added inclusionary housing/co-working FAR

bonus (2.3 + 0.8 =3.3 FAR)120’

80’

55’-65’ setback max

85’ building

max

• Integrated housing for all income levels creates overall safer areas.

• Ensures that people are not bought out of their homes. • Many studies show that by combining different income levels it closes the gap

between classes. It also places underprivileged children in a healthier learning environment.

RESIDENT BENEFITS

Example: Via Verde, Bronx, NY Site: http://aiany.org



• First floor office activity will have more people accessing the space, bringing people to the site. • Offer FAR benefit in same calculation as inclusionary housing.(40% of inclusionary housing and/or shared working space in a building.)


synchron(IZE) SHARED OFFICE SPACE


Normal american office proposed co-working office space

• Creates a more affordable setting to run and

maintain a business. • Shared utilities are more efficient and costx

effective. • Opportunities to network with like-minded

professionals. • Shorter distance between work and home forx

residents cuts transportation costs.

• Examples: x Hive at 55: rent daily or monthly desk Greendesk: Sand Lot: Multiple locations

LMCC: less of a work place, communication w/ like-minded professionals

PARTICIPANT BENEFITS



mediaartsdad.com

downtownny.com

Combination must add up to 40% or over. Background Purpose Approach Findings Current Proposal




• enhances the environment, character, and quality of life in communities.

• It leverages private investment in depressed neighborhoods, creates jobs, promotes community

preservation, fosters heritage education, enhances state and local tax revenues. • Creates an average of 45 jobs per project. • Rehabilitating historic buildings recycles energy and materials that went into building the structures in

the first place. It places people, commerce, and services within the existing infrastructure.

COMMUNITY BENEFITS

Example: Project Housing in Charleston, South Carolina Images from Bing and Google

util(IZE) REHABILITATION CREDITS


DEVELOPER BENEFITS • The Tax Reform Act of 1976 created the first Federal tax incentives for the preservation of historic buildings.

It made historic preservation more competitive with new construction. • Increases property values.

• rehabilitation of a historic building qualifies for a tax credit equal to 20% of the rehabilitation costs.

util(IZE) REHABILITATION CREDITS


DEVELOPER BENEFITS • Concentrates development in areas where infrastructure already exists.

• Eliminates vacant lots and abandoned buildings, which may be places for crime /public health

hazards. • Larger projects often combine mixed commercial and residential uses, thus bringing new jobs as well.

• Developers will receive expedited access to zoning permits and EPA credit for infill development.

maxim(IZE) INFILL DEVELOPMENT

DEVELOPER BENEFITS


DEVELOPER BENEFITS

revital(IZE) BROWNFIELDS


•Brownfield redevelopment increases the health of a neighborhood by removing any contamination. It also

enhances livability, promotes economic growth and creates jobs.

• Land is offered at a lower price to offset the costs of cleaning up the toxic pollution. EPA will also

offer tax credits to offset the cost of cleanup.

DEVELOPER BENEFITS

ENVIRONMENTAL IMPACT_GREEN ARCHITECTURE natural(IZE)


• One year property tax credit up to $100,000 can be earned for the installation of a green

roof. $4.50 of credit is earned for every square foot installed. • The credit is approximately 25% of the total cost of a typical green roof.

• 50% of available roof space must be a green roof with a growing medium of at least 2 inches to qualify.

DEVELOPER BENEFITS

ENVIRONMENTAL IMPACT_GREEN ARCHITECTURE: EXAMPLES

• Tax credit benefits

• Examples from NYC specifically showcase the tax credits from LEED certification in buildings.

HEARST TOWER: COMMERCIAL $400,000 under its New Construction Program $40,000 for achieving a LEED Gold rating $100,000 for Daylight Dimmer Controls. Annual energy savings of 2,311,120 kWh Peak demand savings of 1,075 kW in the summer and 618 kW in the winter Annual cost savings of $405,640 25% less energy use than a code compliant building

SOLAIRE BUILDING: RESIDENTIAL $222,000 from the New York Energy $martSM program Technical Assistance $320,000 in incentives from the New York Energy $martSM New Construction Program. The building is 35% more efficient than NYS Energy Code and compliant with the requirements of the New York State Green Buildings Tax Credit. Annual energy cost savings is $211,000. CO2 emission reductions are 1,849 tons per year, and there is a 16% peak demand reduction.

LEED BUILDINGS IN NYC

natural(IZE)


wirednewyork.com

Photo: J. Lewis

ENVIRONMENTAL IMPACT_GREEN ARCHITECTURE

ECONOMIC BENEFITS • Increases property value. • Extends lifespan of the building envelope by stabilizing the temperature & shielding the

roofs and walls from precipitation, UV rays, & pollutants. • Saves on energy costs by reducing heating and cooling loads. Above example: On a typical day the

temperature of Chicago’s City Hall green roof is 80˚F cooler than the neighboring conventional roof.

natural(IZE)



• Improves air & water quality • Provides natural habitat for plants & wildlife.

• Mitigates “urban heat island effect” through evaporation & transpiration, reducing temperature on the roof

surface & surrounding air. • Enhances storm water management. 10,000 sq.

ft. of green roof absorbs 6,000-12,000 gal. of water for each storm. • Increases energy efficiency of the building. Green roofs

& walls absorb heat & provide insulation which reduces the heating. and cooling loads of the building.

• Lowers greenhouse emissions by reducing the need

for mechanical heating & cooling. Vegetation also sequesters and

stores carbon, removing CO2 from the atmosphere.

ECOLOGICAL BENEFITS

natural(IZE)



DIAGRAM OR PICTURE

SOCIAL BENEFITS • Addresses health issues by reducing pollutants in the air /water.

• In commercial settings, green space can increase productivity and reduce stress.

• Provides green space for the community for recreation &

relaxation. • Contributes to the aesthetics of the neighborhood.

• Increases food security by providing an avenue for local

food production within the community. • Heightens awareness & interest in current issues

with the environment & the food system. • Serves as a model of sustainability for other

communities.

natural(IZE)


GREEN FACADE LIVING WALL

Greenscreen Green Over Grey

• Green Façade - utilizes a training structure that supports the vines or climbing plants growing upward from the ground

• Living Wall - a green wall system where plants are planted on panels or growing mediums that are then secured to a structural wall or can be free standing

ENVIRONMENTAL IMPACT_GREEN WALLS natural(IZE)


• Alternative for buildings whose roofs cannot support a green roof

• Improves indoor air quality; polluted air of buildings suffering from Sick Building Syndrome (SBS) are naturally filtered and cleaned

• Commercial space is valuable; green walls provide a

space saving solution Floor Space: Area of sufficient floor space that

would clean the air would require 6 potted plants at 10” to 12“ deep, or the equivalent of 35 sf. Sacrificing 35 sf of floor space x $25.50 per sf would require a monetary expenditure of $892.50 a month. $892.50 per month for floor space x 12 months is $10,710.00 per year

Wall Space: Cost per sf has ranged from $100.00 to $175.00 per sf. The wall could be as low as $3,500 for the same 35 square feet of floor space

FLOOR SPACE (po@ed plants)

WALL SPACE (green wall)

BENEFITS

vs.



APPLICATIONS • Large Scale:

Can be planted on any wall, but must have easy access to wall Parks, community gardens, and public areas in general

• Small Scale: Personal terraces or decks Indoors (with partial sun or have artificial lighting available)

LARGE SCALE SMALL SCALE

Patrick Blanc Green Living Technologies



ENVIRONMENTAL IMPACT_GREEN ROOFS

•  Definition: roof partially or completely covered with vegetation, growing medium & waterproofing membrane.

•  Two main types: extensive & intensive. •  Provide numerous ecological, financial & social benefits.

GREEN ROOFS

natural(IZE)


ENVIRONMENTAL IMPACT_EXTENSIVE GREEN ROOF

•  Cost: $10-25 per sq ft.

•  Weight: 15-30 pounds per sq ft fully saturated. Extensive green roofs are more lightweight & are

therefore ideal for retrofits. In most cases, minimal structural reinforcement is needed.

•  Growing Medium: 2-6” in depth. •  Primary application: ecological roof cover with limited human access.

GREEN ROOFS_EXTENSIVE

natural(IZE)


ENVIRONMENTAL IMPACT_ROOFTOP FARMING

•  Cost: $10-20 per sq ft, equivalent to the cost of an extensive green roof.

•  Weight: 40 pounds per sq ft fully saturated & growing Medium: averages 6” in depth. •  Qualifies for green roof property tax credit.

•  Intensive growing methods produce greater yield per sq ft and use less water.

•  Precedent: Eagle Creek Rooftop Farm, Greenpoint, Brooklyn.

GREEN ROOFS_ROOFTOP FARMING

natural(IZE)


ENVIRONMENTAL IMPACT_RAIN GARDENS

•  collect, hold, and filter the excess water cause from impermeable surfaces. •  plants use excess nutrients for growth, trap sediment in the garden, and remove pathogens and

dissolved metals from the larger ecosystem

•  Urban examples: Seattle, Washington; Kansas, City 10,000 Rain Gardens; Missouri; Atlanta, Georgia;

Portland, Oregon; Austin, Texas.

RAIN GARDENS

natural(IZE)


ENVIRONMENTAL IMPACT_SPONGE GARDENS natural(IZE)


Dlandstudio.com

SPONGE GARDENS_PROPOSAL BY D-LAND STUDIO natural(IZE)


We decided that the Gowanus Canal Area should be a mixed use zone with commercial and office space on

the street level and residential above to foster as much movement and interaction as possible

between residents and visitors. Left picture shows this, right shows non mixed use.

urban(IZE) MIXED USE URBAN SETTING


Photo: J. Lewis Photo: J. Lewis


social(IZE) PUBLIC SPACES_INCENTIVES BY EXAMPLE


• Public space availability will be an attractive

selling point for buyers. • A good public space will spur development along its borders, ex: the

highline. • A donator program will be implemented like the

“friends of the highline program.”

• Land designated for public space will be . income

tax free. • Owners will have the option of renting out the.land

for private events, like concerts and markets to

maintain the space.

Photo: J. Lewis

• Provides 40’ minimum for public promenade overlooking Gowanus Canal

• Provides green-space to improve society and quality of living

• Transforms into a destination

social(IZE) PUBLIC SPACES_PROMENADE PROPOSAL


• Direct views and access to water.

• Access to promenade. • Boat Launch.

social(IZE) PUBLIC SPACES_PROMENADE STREET TO WATER


• Promenade around existing structure (floating or attached to building).

• Owners required to restore bulkhead if land is not donated to promenade

social(IZE) PUBLIC SPACES_PROMENADE BUILDING TO WATER


(IZE) A SUMMARY OF INCENTIVE BENEFITS FOR DEVELOPERS


Inclusionary Housing: 20% Inclusionary housing=%33 F.A.R. increase.

Shared Office Space: 20% Shared Office Space=%33 F.A.R. increase.

Rehabilitation: 20% tax credit of rehabilitation costs Infill Development: Speedy Permits, EPA credits

Brownfields: Lower land cost, EPA credits for cleanup, speedy permits

Green Architecture: LEED credits. $4.25 per square foot if roof is 50% green.

Mixed Use Development: able to sell commercial and residential, more variation.

Public Space: income tax free

Approach QUALITY OF THE NEIGHBORHOOD


•  We created a neighborhood texture that responds to the context of the Gowanus Canal, incorporating the

neighborhoods of Red Hook and Park Slope as existing reference points. This proposed texture will

also respond to the wants and needs of all interested parties within the immediate neighborhood by allowing

for an informed flexibility that the existing multi-block zoning packages do not allow for. •  As a result, you can build higher in areas with a lower topography, specifically within the center of the canal

“valley,” and on sites surrounded by tall buildings. This maintains the skyline that defines the areas

texture, while allowing further economic growth and development for the neighborhood.

Guidelines BUILDING HEIGHTS


Department of City Planning Proposal BUILDING HEIGHTS


M1‐4 / R7A

R8A / C2‐4

M1‐4 / R6B MX Waterfront North

MX Waterfront South

Guidelines: Example_Toll Brothers BUILDING HEIGHTS


Guidelines SETBACKS

Height, depth, frequency, and plane angle determined by:

• Overall building height • Function • Location relative to canal and green space • Street width • Optimized sun exposure time


http://imgs.ebuild.com/cms/ARCHITECTURAL_LIGHTING http://www.archlighting.com/

Guidelines STREET WALL SCENARIO_RIGHT TO LIGHT

One way‐mixed use

one way street: mixed use -street width: 20 ft -sky exposure plane: 45° -min height streetwall: 20 ft

two way street: mixed use -street width: 40 ft -sky exposure plane: 50° -min height streetwall: 40 ft


Guidelines STREET WALL SCENARIO_VIEWS OF CANAL


CANAL CONDITION:

-sky exposure plane: 45° -min height canal wall - 40 ft -max height canal wall - 60 ft

Guidelines STREET WALL SCENARIO_STREETWALL AT GREENSPACE


GREEN SPACE CONDITION:

-sky exposure plane: 30° -min height streetwall: 40 ft

FINDINGS MAPPING. SECTIONAL ANALYSIS. VISION



Mapping PUBLIC SPACES

NORTH SECTION 1_Magnifico Enterprises 2_Upholstry 3_270 Nevins St. 4_Meadow Street Partners 5_242 Nevins St 6_AI Gowanus Village


Mapping PROBLEM SPACES

SOUTH SECTION 6_AI Gowanus Village 7_Concrete Plant 8_Empire State Management 9_Ideas


Mapping PROBLEM SPACES


Mapping GREEN SPACE

a _Fountain b_RecreaWonal Park c_RecreaWonal Park d_Community Garden e_Dog Park


Mapping GREEN SPACE

NORTH SECTION

SOUTH SECTION f_RelaxaWon Park g_RecreaWon Park h_Water Park i_RelaxaWon Park j_Community Garden k_RelaxaWon Park


Mapping GREEN SPACE

Sectional Analysis Section A along 3rd St.


ExisWng

New York City Proposal

‐ ‐ ‐ ‐ New maximum building heights


Sectional Analysis Section B Along Carroll St.

ExisWng




Sectional Analysis Section C Along the Canal

ExisWng



Vision MASTER PLAN: BIRDS EYE VIEW



Vision PAST, PRESENT, FUTURE STUDY

Photo: Jerome Krase 1980

Building: Gwanggyo by MVRDV

Photo: V. Acosta

Vision STREET TO WATER


Vision BUILDING TO WATER


Vision WATER PARK ACCESS



Vision PUBLIC SPACES_PROMENADE: PARK TO WATER


Vision PUBLIC SPACES_PROMENADE: PARK TO BUILDING


Vision PUBLIC SPACES_PROMENADE: PARK TO STREET


Vision GREEN ROOF/WALL


Vision VIEW DOWN THE CANAL

Findings CONCLUSION


Decay is deceptive. Behind the grime Gowanus is poised to become a vibrant urban

community. Rediscovering Gowanus channels the passion and creativity of the Gowanus community

towards responsible, accessible growth.

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Gowanus Rezoning Research

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