discovering Gowanus:
posal for a Responsible Growth
A proposal for a Responsible Growth.
Rediscovering Gowanus: 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
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BACKGROUND HISTORY . TODAY.
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History of the Gowanus SURROUNDING NEIGHBORHOODS
Cobble Hill
Carroll Gardens
Red Hook
Park Slope
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History of the Gowanus AN INDUSTRIAL ZONE hIp://teenageghosts.wordpress.com/2009/05/
1848 – Gowanus Canal Constructed
1911 – Flushing Tunnel Constructed
1960’s – Maritime Shipping Decline
1999 – Flushing Tunnel Reactivated The Gowanus Canal from Carroll St. Bridge, 1930
2008 – CB6 Land Use Committee approves Toll Brothers’ Project
2010 – EPA gives Gowanus Canal Superfund designation Background
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History of the Gowanus RESULTS OF HISTORY Photo: L. Roper
polluted with pesticides,
• Canal heavily metals, PCB’s, and oils
Combined Sewage Overflows (CSO’s) • Continued problems with
• Bulkheads are deteriorated • Many industries have moved out, leaving
vacant land • Brownfields threaten public health
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History of the Gowanus COMMUNITY FABRIC All photos: hIp://www.nyWmes.com
DJ Michael Mayer plays Techno beats at an open air dance party on the banks of the Gowanus.
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CURRENT PROPOSAL COMMUNITY GOALS. CASE STUDY.
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Community Needs PREVIOUS ZONING GOALS SET BY GOWANUS COMMUNITY
REZONING WOULD 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 • Provide
• Achieve waterfront public access at the canal’s edge
x http://www.brooklynpaper.com/assets/photos/ 31/23/31_23_gowanuscanalzonemap_z.jpg
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Current Proposal: Nearby Case Study WILLIAMSBURG CANAL DEVELOPMENT hIp://www.nyc.gov/html/dcp/pdf/greenpointwill/incl_housing_web.pdf
• Approved in 2005, a comprehensive rezoning effort to revitalize a vacant and underutilized stretch of the
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. Brooklyn waterfront, calling for over 50 acres of
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Current Proposal: On Gowanus Site TOLL BROTHERS • Proposed 447 unit development of
ny.curbed.com
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 Background
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PURPOSE PROJECT CONCEPT
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Purpose PROJECT CONCEPT
systematic
responds
Our studio has developed as design to promote growth that 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. maximum height canvas is a tool we used to regulate the Gowanus’s visual profile.
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APPROACH INCENTIVES. GUIDELINES
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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.
, 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 • In 2005 New York City integrates affordable housing within redeveloping neighborhoods by
created to act as a catalyst to turn the Gowanus region into a model of good sustainability measures to
x further pollution and promote a present-day renaissance in the once-budding manufacturing region. prevent
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Incentives CREATING AN ICON Based on a series of relevant case studies and research this is the for developing the area around the Gowanus Canal.
stabil(IZE) synchron(IZE) util(IZE) maxim(IZE) revital(IZE) natural(IZE) urban(IZE) social(IZE) Background
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Inclusionary Housing Shared Office Space Rehabilitation Infill Development Brownfields Green Architecture Mixed Use Development Public Space
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stabil(IZE) INCLUSIONARY HOUSING
85’ building max
55’-65’ setback max
80’ Added inclusionary housing/co-working FAR bonus (2.3 + 0.8 =3.3 FAR)
120’
2.5 FAR
SITE
DEVELOPER INCENTIVES • FAR benefit obtained by meeting 40% of inclusionary housing and/or shared working space in a building.
build more volume and gain more rent money and property. • Investors gain credits that reduce their corporate federal income tax bills for ten years. • Tax benefits for developers allow them to
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stabil(IZE) INCLUSIONARY HOUSING Example: Via Verde, Bronx, NY Site: http://aiany.org
RESIDENT BENEFITS
• Integrated housing for all income levels creates overall safer areas.
. • 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. • Ensures that people are not bought out of their homes
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synchron(IZE) SHARED OFFICE SPACE
Normal american office
proposed co-working office space
DEVELOPER INCENTIVES
accessing
• First floor office activity will have more people 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.)
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synchron(IZE) SHARED OFFICE SPACE
PARTICIPANT BENEFITS
mediaartsdad.com
• Creates a more affordable setting to run and maintain a business
. x
• Shared utilities are more efficient and cost
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effective
• Opportunities to professionals
network with like-minded
. x
downtownny.com
• Shorter distance between work and home for residents cuts transportation costs
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x
• Examples: Hive at 55: rent daily or monthly desk Greendesk: Sand Lot: Multiple locations LMCC: less of a work place, communication w/ like-minded professionals Background
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synchron(IZE)
stabil(IZE)
SHARED OFFICE SPACE
INCLUSIONARY HOUSING
Combination must add up to 40% or over. Background
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util(IZE) REHABILITATION CREDITS Example: Project Housing in Charleston, South Carolina Images from Bing and Google
COMMUNITY BENEFITS • enhances the environment, character, and
quality of life in communities.
investment in depressed neighborhoods, creates jobs, promotes community preservation, fosters heritage education, enhances state and local tax revenues.
• It leverages private
• Creates an average of 45 jobs per project.
recycles energy and materials that went into building the structures in the first place. It places people, commerce, and services within the existing infrastructure.
• Rehabilitating historic buildings
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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 Background
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20% of the rehabilitation costs.
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maxim(IZE) INFILL DEVELOPMENT
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. Current Proposal • Developers will receive expedited access to zoning permits and EPA credit for infill development. •
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revital(IZE) BROWNFIELDS
DEVELOPER BENEFITS
.
•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. Background
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natural(IZE) ENVIRONMENTAL IMPACT_GREEN ARCHITECTURE
DEVELOPER BENEFITS
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. • One year property
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natural(IZE) Photo: J. Lewis
ENVIRONMENTAL IMPACT_GREEN ARCHITECTURE: EXAMPLES
LEED BUILDINGS IN NYC • Tax credit benefits • Examples from NYC specifically LEED certification in buildings.
showcase the tax credits from
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
wirednewyork.com
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. Background
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natural(IZE) ENVIRONMENTAL IMPACT_GREEN ARCHITECTURE
ECONOMIC BENEFITS
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 • Increases
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natural(IZE) ENVIRONMENTAL IMPACT_GREEN ARCHITECTURE
ECOLOGICAL BENEFITS
air & water quality • Provides natural habitat for plants & wildlife. • Improves
• Mitigates “urban heat island effect” through evaporation &
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. transpiration,
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natural(IZE) ENVIRONMENTAL IMPACT_GREEN ARCHITECTURE
SOCIAL BENEFITS 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. • Addresses
DIAGRA M OR PICTURE Background
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natural(IZE) ENVIRONMENTAL IMPACT_GREEN WALLS 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 Background
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natural(IZE) ENVIRONMENTAL IMPACT_GREEN WALLS
BENEFITS • Alternative for buildings whose roofs cannot support a green roof
indoor air quality
• Improves ; polluted air of buildings suffering from Sick Building Syndrome (SBS) are naturally filtered and cleaned
FLOOR SPACE (po@ed plants)
• Commercial space is valuable; green walls provide a
space saving solution
vs.
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
WALL SPACE (green wall) Background
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natural(IZE) ENVIRONMENTAL IMPACT_GREEN WALLS LARGE SCALE
SMALL SCALE
Patrick Blanc
Green Living Technologies
APPLICATIONS • Large Scale:
any wall
Can be planted on , 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) Background
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natural(IZE) ENVIRONMENTAL IMPACT_GREEN ROOFS
GREEN ROOFS • Definition: roof partially or completely covered with vegetation, growing medium & waterproofing membrane.
. • Provide numerous ecological, financial & social benefits. • Two main types: extensive & intensive
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natural(IZE) ENVIRONMENTAL IMPACT_EXTENSIVE GREEN ROOF
GREEN ROOFS_EXTENSIVE • Cost:
$10-25 per sq ft.
• Weight: 15-30 pounds per sq ft fully saturated. Extensive green roofs are more
lightweight
& are
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. therefore
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natural(IZE) ENVIRONMENTAL IMPACT_ROOFTOP FARMING
GREEN ROOFS_ROOFTOP FARMING 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. • Cost: $10-20 per sq ft,
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natural(IZE) ENVIRONMENTAL IMPACT_RAIN GARDENS
RAIN GARDENS • collect, hold, and filter the excess water cause • plants use excess nutrients for growth, trap sediment
impermeable surfaces. in the garden, and remove pathogens and from
dissolved metals from the larger ecosystem ,
• Urban examples: Seattle, Washington; Kansas, City 10,000 Rain Gardens; Missouri; Atlanta Georgia;
.
Portland, Oregon; Austin, Texas Background
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natural(IZE) ENVIRONMENTAL IMPACT_SPONGE GARDENS
Dlandstudio.com
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natural(IZE) SPONGE GARDENS_PROPOSAL BY D-LAND STUDIO
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urban(IZE) MIXED USE URBAN SETTING Photo: J. Lewis
Photo: J. Lewis
We decided that the Gowanus Canal Area should be a mixed use zone with commercial and office space on
movement and interaction as possible Left picture shows this, right shows non mixed use.
the street level and residential above to foster as much between residents and visitors. Background
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social(IZE) PUBLIC SPACES_INCENTIVES BY EXAMPLE
DEVELOPER INCENTIVES • 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
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social(IZE) PUBLIC SPACES_PROMENADE PROPOSAL
• Provides 40’ minimum for public promenade
overlooking Gowanus Canal
improve society and quality of living • Transforms into a destination • Provides green-space to
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social(IZE) PUBLIC SPACES_PROMENADE STREET TO WATER
Direct views and access to water. • Access to promenade. • Boat Launch. •
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social(IZE) PUBLIC SPACES_PROMENADE BUILDING TO WATER
• Promenade around existing structure (floating or attached to building). • Owners required to
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restore bulkhead if land is not donated to promenade
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(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 Background
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Approach QUALITY OF THE NEIGHBORHOOD
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. • We
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Guidelines BUILDING HEIGHTS
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Department of City Planning Proposal BUILDING HEIGHTS M1‐4 / R6B
M1‐4 / R7A
MX Waterfront North
MX Waterfront South
R8A / C2‐4
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Guidelines: Example_Toll Brothers BUILDING HEIGHTS
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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://www.archlighting.com/
http://imgs.ebuild.com/cms/ARCHITECTURAL_LIGHTING
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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
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two way street: mixed use -street width: 40 ft -sky exposure plane: 50° -min height streetwall: 40 ft
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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
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Guidelines STREET WALL SCENARIO_STREETWALL AT GREENSPACE
GREEN SPACE CONDITION: -sky exposure plane: 30° -min height streetwall: 40 ft
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FINDINGS MAPPING. SECTIONAL ANALYSIS. VISION
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Mapping PUBLIC SPACES
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Mapping PROBLEM SPACES 1_Magnifico Enterprises 2_Upholstry 3_270 Nevins St. 4_Meadow Street Partners 5_242 Nevins St 6_AI Gowanus Village
NORTH SECTION
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Mapping PROBLEM SPACES 6_AI Gowanus Village 7_Concrete Plant 8_Empire State Management 9_Ideas
SOUTH SECTION
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Mapping GREEN SPACE
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Mapping GREEN SPACE a _Fountain b_RecreaWonal Park c_RecreaWonal Park d_Community Garden e_Dog Park
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Mapping GREEN SPACE f_RelaxaWon Park g_RecreaWon Park h_Water Park i_RelaxaWon Park j_Community Garden k_RelaxaWon Park
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Sectional Analysis Section A along 3rd St.
ExisWng
New York City Proposal ‐ ‐ ‐ ‐ New maximum building heights
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Sectional Analysis Section B Along Carroll St.
ExisWng
New York City Proposal ‐ ‐ ‐ ‐ New maximum building heights
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Sectional Analysis Section C Along the Canal
ExisWng
New York City Proposal ‐ ‐ ‐ ‐ New maximum building heights
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Vision MASTER PLAN: BIRDS EYE VIEW
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Vision PAST, PRESENT, FUTURE STUDY Photo: Jerome Krase 1980
Photo: V. Acosta
Building: Gwanggyo by MVRDV
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Vision STREET TO WATER
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Vision BUILDING TO WATER
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Vision WATER PARK ACCESS
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Vision PUBLIC SPACES_PROMENADE: PARK TO WATER
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Vision PUBLIC SPACES_PROMENADE: PARK TO BUILDING
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Vision PUBLIC SPACES_PROMENADE: PARK TO STREET
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Vision GREEN ROOF/WALL
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Vision VIEW DOWN THE CANAL
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Findings CONCLUSION
Decay is deceptive.
Behind the grime Gowanus is poised to become a
passion and creativity towards responsible, accessible growth.
community. Rediscovering Gowanus channels the
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of the Gowanus community
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vibrant urban
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