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Clemson Univeristy - New York City study abroad studio. Summer 2010
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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
History. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings History. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings History. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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.
Background Purpose Approach Findings History. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
All photos: hIp://www.nyWmes.com
CURRENT PROPOSAL COMMUNITY GOALS. CASE STUDY.
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Current Proposal: Nearby Case Study WILLIAMSBURG CANAL DEVELOPMENT
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
• 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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
• 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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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.
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Purpose PROJECT CONCEPT
APPROACH INCENTIVES. GUIDELINES
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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.
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
• 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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
stabil(IZE) INCLUSIONARY HOUSING
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
• 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.)
DEVELOPER INCENTIVES
synchron(IZE) SHARED OFFICE SPACE
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
synchron(IZE) SHARED OFFICE SPACE
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
mediaartsdad.com
downtownny.com
Combination must add up to 40% or over. Background Purpose Approach Findings Current Proposal
History. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
synchron(IZE) SHARED OFFICE SPACE
stabil(IZE) INCLUSIONARY HOUSING
• 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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
DEVELOPER BENEFITS
revital(IZE) BROWNFIELDS
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
•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)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
• 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)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
ENVIRONMENTAL IMPACT_GREEN ARCHITECTURE
• 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)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
ENVIRONMENTAL IMPACT_GREEN ARCHITECTURE
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)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
• 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.
ENVIRONMENTAL IMPACT_GREEN WALLS natural(IZE)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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 WALLS natural(IZE)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
ENVIRONMENTAL IMPACT_SPONGE GARDENS natural(IZE)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Dlandstudio.com
SPONGE GARDENS_PROPOSAL BY D-LAND STUDIO natural(IZE)
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Photo: J. Lewis Photo: J. Lewis
DEVELOPER INCENTIVES
social(IZE) PUBLIC SPACES_INCENTIVES BY EXAMPLE
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
• 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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
• Direct views and access to water.
• Access to promenade. • Boat Launch.
social(IZE) PUBLIC SPACES_PROMENADE STREET TO WATER
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
• 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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
(IZE) A SUMMARY OF INCENTIVE BENEFITS FOR DEVELOPERS
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
• 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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Department of City Planning Proposal BUILDING HEIGHTS
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
M1‐4 / R7A
R8A / C2‐4
M1‐4 / R6B MX Waterfront North
MX Waterfront South
Guidelines: Example_Toll Brothers BUILDING HEIGHTS
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Guidelines STREET WALL SCENARIO_VIEWS OF CANAL
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
GREEN SPACE CONDITION:
-sky exposure plane: 30° -min height streetwall: 40 ft
FINDINGS MAPPING. SECTIONAL ANALYSIS. VISION
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • 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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Mapping PROBLEM SPACES
SOUTH SECTION 6_AI Gowanus Village 7_Concrete Plant 8_Empire State Management 9_Ideas
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Mapping PROBLEM SPACES
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Mapping GREEN SPACE
a _Fountain b_RecreaWonal Park c_RecreaWonal Park d_Community Garden e_Dog Park
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Mapping GREEN SPACE
Sectional Analysis Section A along 3rd St.
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
ExisWng
New York City Proposal
‐ ‐ ‐ ‐ New maximum building heights
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Sectional Analysis Section B Along Carroll St.
ExisWng
New York City Proposal
‐ ‐ ‐ ‐ New maximum building heights
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Sectional Analysis Section C Along the Canal
ExisWng
New York City Proposal
‐ ‐ ‐ ‐ New maximum building heights
Vision MASTER PLAN: BIRDS EYE VIEW
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Vision PAST, PRESENT, FUTURE STUDY
Photo: Jerome Krase 1980
Building: Gwanggyo by MVRDV
Photo: V. Acosta
Vision STREET TO WATER
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Vision BUILDING TO WATER
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Vision WATER PARK ACCESS
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Vision PUBLIC SPACES_PROMENADE: PARK TO WATER
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Vision PUBLIC SPACES_PROMENADE: PARK TO BUILDING
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Vision PUBLIC SPACES_PROMENADE: PARK TO STREET
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Vision GREEN ROOF/WALL
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
Vision VIEW DOWN THE CANAL
Findings CONCLUSION
Background Purpose Approach Findings Current ProposalHistory. Today • Community Goals. Case Study • Project Concept • Incentives. Guidelines • Mapping. Sectional Analysis. Vision
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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