A Strategic Plan for Gowanus

GOWANUS A

C O M P R E H E N S I V E

WAGNER

P L A N

F O R

NH MA

GOWANUS CANAL DISTRICT

ATT AN

THE BRONX

QUEENS

BROOKLYN STATEN ISLAND

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CONTRIBUTIONS BY GEHAD AL-HADIDI • JAD ANDARI • KRYSTAL GITTENS • ALISSA GORDON Copyright © 2014 All rights reserved. Published in the United States, New York

TABLE OF CONTENTS INTRODUCTION

VISION METHODOLOGY

KEY TRENDS SCENARIOS RECOMMENDATION CONCLUSION APPENDIX

INTRODUCTION

Located on the western part of Brooklyn, Gowanus borders the neighborhoods of Red Hook, Carroll Gardens, Park Slope, and Sunset Park. What once served as a commercial waterway for Brooklyn’s maritime and commercial activity, has more recently been plagued with pollution and other environmental problems. Despite recent development in surrounding neighborhoods as major areas of residential and commercial activity, the development of the Gowanus neighborhood has been impeded due to heavy industrial zoning and the pollution of the Canal. As the population

in New York City continues to grow at an exponential rate, Gowanus has an immense potential for growth directed towards existing infrastructure, affordable housing, vacant lots, and undesirable land.

We have been tasked with developing a comprehensive plan for the future of Gowanus. Our plan identifies and connects four driving forces that are utilized to create a resilient and affordable community that spurs social interaction, economic and cultural activity, and creative energy to see Gowanus through to the next decade.

INTRODUCTION

INTRODUCTION

VISION

Our vision for the Gowanus Canal neighborhood is to design a sustainable, long-term plan for new residents and the existing community, that leverages the areas unique characteristics.

By planning for population growth, this study provides an organized strategy that capitalizes on expected residential growth to promote much-needed infrastructure and resiliency enhancements.

In addition to planning for sustainable growth, our vision addresses and enhances key community attributes

that make the Gowanus Canal area a unique and enticing place to live and work. Specifically, we seek to utilize open space and public access to the canal while also ensuring that the budding arts community continues to thrive.

VISION

VISION

VISION

The population of New York City is expected to increase by 1 million over the next decade, representing a 1.13% annual growth rate. Current Mayor Bill de Blasio campaigned on a platform of reversing a decade of increasing inequality. Mayor De Blasio’s signature policy calls for the addition of 200,000 affordable housing units in an effort to address the stubbornly high increases in housing costs. In order to best accomplish this goal, the City will have to increase population density in areas that are accessible to public transportation networks and are desirable enough to developers to entice them to build affordable housing.

The Gowanus Canal study area is accessible to several bus and subway lines, and is within a 30 minute commute to some of the biggest job centers, including Downtown

Brooklyn, DUMBO, the Financial District and Midtown Manhattan. Additionally, the density levels of the study area are lower than surrounding neighborhoods. This provides a unique opportunity to plan for responsible growth over the next decade without erasing the character of Gowanus, as defined by a mix of building types and uses, a thriving arts community, and a canal that winds its way through the neighborhood.

1962

Live Hepatitis Typhoid and a Strain of Cholera Found in Canal

Flushing Tunnel Restored

1999

2006 Canal Receieves Superfund Designation by EPA

2010

2013

Whole Foods Opens

Mayor Bloomberg announces plans to clean the Canal

2009

City Proposes Rezoning

Lowes Opens

2004

DEP begins 5 Year Plan to Clean the Canal

1994

1972

Flushing Tunnel Breaks

Caroll Street Bridge Constructed Above Canal

1889

Canal Construction is Authorized

1849

Flushing Tunnel Is Built

1911

Gowanus Expressway

1964

HISTORIC TIMELINE

VISION

METHODOLOGY

The purpose of our public participation strategy is to en­gage community interest groups and influential stakeholders regard­ing major issues in Gowanus and to forge a relationship among these key organizations, government institutions, and individuals in the comprehensive planning of the area.

The primary objective of our methodology is to reduce the gap between community stakeholders and relevant local and state government agencies. Clearly articulated and representative opinions are key elements in our neighborhood plan. Our public outreach strategy calls for the continued exchange of ideas between involved par­ties.

While we feel these methods of outreach are effective, we do understand that there are serious limitations. Critics of public partic­ ipation argue that community meetings do not allow for the exchange of ideas and the public’s role is only to react to issues that are present at the time of engagement. Stake­ holders may believe their insights are not being considered and that they are unable to influence government officials who actually make planning decisions. In order to address these valid concerns, we encourage a proactive approach to public involvement as opposed to a reactive one, maintaining regular communication with involved stakeholders and sharing our findings with the public in a manner that allows for meaningful and constructive discourse.

The goal of our public par­ticipation outreach is to better integrate residents within Gowanus and from surrounding neighbor­ hoods through collaborative effort. These in-

terests are applied in the final recommendation. Public outreach begins at the onset of the planning stage and these efforts should continue beyond the course of this proposal.

In order to accomplish the above described objectives, our team uti­lized the following methodological tools: Meetings Members of our team attended neighborhood and community meetings, among them, Brooklyn Community Board 6 in Borough Hall, Downtown Brooklyn, and Bridging Gowanus in Wyckoff Gardens Community Center, adjacent to Gowanus. We attended these meetings in order to become acquainted with the current planning pressures, policies and processes within the Gowanus neighborhood. We paid special attention to the attendees of the meetings, the selection of speakers and their positions or relevance to the community, as well as the debates and exchanges that occurred. We also took note of how the community organizes around common issues and what their plans are for addressing those issues.

Interviews We organized in person interviews with representatives from local stakeholder and community groups including: an industry/ business association, a council member, an arts organization, a real estate development firm, a neighborhood alliance, an urban design advocacy group, a community development corporation, a neighborhood alliance, an environmental nonprofit, a transportation

METHODOLOGY

METHODOLOGY

METHODOLOGY

nonprofit and the steward to the Gowanus watershed.

These meetings provided us with opportunities to listen to concerns and ideas, ask questions in order to measure knowledge, interest, and opinions on topical issues, as well as to engage in open dialogue with the stakeholders and or organizational representatives. During our interviews, we gained local knowledge, asked questions regarding subjective and objective matters, and finally we discussed a plan for Gowanus.

Community Survey In order to include community input in the planning process, we created and executed surveys regarding zoning and neighborhood priorities to members of the Gowanus community.

The survey consisted of the following elements (1) a demographic information section, (2)

opinion question regarding rezoning from manufacturing to residential in the area surrounding the Canal, (3) a list of community issues and possible concern areas to be ranked in order of subjective importance.

The results were aggregated and analyzed in order to guide scenario planning and policy recommendation decisions in guiding our scenario analysis. The surveys are utilized to further our understanding of the community preferences and to gain a clearer sense of what community members find to be the most pressing problems in Gowanus as well as the improvements that they would like to see realized.

Opinion Question: Rezoning from Manufacturing to Residential in area around Canal.

Our survey results regarding rezoning resulted in a wide variety of responses and reactions. Since our survey was also ac-

Q: ARE YOU IN FAVOR OF REZONING MANUFACTURING DISTRICTS ALONG THE CANAL INTO RESIDENTIAL?

STRONGLY AGAINST

AGAINST

NEUTRAL

IN FAVOR

STRONGLY IN FAVOR

NEED MORE INFO

Affordable Housing

Open Space

Clean Soil

Protecting Art

Schools

Resilience

Canal Access

Transportation

companied by an interview, we were able to gauge the knowledge level of residents on the issue. Some residents displayed a higher level of knowledge while others had responded that they had simply never thought about the issue before. This may be a result of the influx of new residents to the area or lack of education on Gowanus neighborhood issues.

to the concentration of Artists in Gowanus, protecting the artist community was also a popular choice. Many respondents had trouble ranking the issues and found that many of the issues were of concern. Some respondents felt passionate about very specific topics.

Approximately half of the respondents had strong feelings for or against the rezoning issue. A slight majority were against a proposed rezoning for increased residential area along the canal. Several people responded to the question aloud by stating “I like it the way it is.� A number of respondents were in favor of the rezoning and mentioned that they would like to see investments and improvements to the neighborhood, along with more affordable housing in the area.

Throughout this report we have added maps that display both current conditions as well as future plans and projections such as areas to be rezoned under various scenarios. We clearly map out our recommended policy changes.

Ranking of Community Concerns Affordable Housing was clearly the main concern for the majority of the survey respondents and it was also the most popular first choice. Other popular concerns were Open Space and Remediation/Clean Soil. Due

Maps and Analysis

METHODOLOGY

Q: LIST YOUR TOP 3 PRIORITIES FOR THE NEIGHBORHOOD

METHODOLOGY

METHODOLOGY

KEY TRENDS

KEY ISSUES There are several issues that plague the Gowanus Canal and surrounding neighborhood. The key issues that will be the focus of our neighborhood plan include environmental infrastructure and the Superfund cleanup, preservation of the industrial character of specific areas in Gowanus, and affordable housing.

The Gowanus Canal has been severely polluted due to decades of industrial use along the canal, discharged raw sewage and runoff from storm water into the canal. The Gowanus Canal became a derelict dumping place for the neighborhood and is recognized as one of the most polluted bodies of water in the United States. In March 2010, the U.S. Environmental Protection Agency (EPA) announced that it placed the Gowanus Canal on its Superfund National Priorities List. There is a push to mitigate flooding caused by inadequate sewer infrastructure and severe weather, such as Superstorm Sandy. Further, the landscape surrounding the Gowanus Canal has also been classified as a brownfield. This land was previously used for industrial purposes and has a history of soil contamination from hazardous waste.

Affordable housing is a major topic of concern in the redevelopment and revitalization of Gowanus. Developers are hoping to convert decrepit industrial buildings and tenement buildings into lavish condominiums. Pressure has increased to add residential development since the rezoning of Fourth Avenue. Developers can increase density along the corridor,

causing concern amongst existing residence.

With gentrification looming over Gowanus, low-and moderate-income households fear being displaced by a surge in rents and the loss of rent regulated apartments. Not only are affordable residential spaces at risk, so too are affordable studio space for artists.

Retaining the industrial core of Gowanus despite trends of residential conversion is at the forefront of issues that are of interest to stakeholders and community interest groups. Community groups feel that every effort should be made to preserve the socioeconomic diversity of Gowanus to maintain the affordability of the mixed uses, such as manufacturing, residential, commercial, and artistic, that currently exist in the area. The urge to maintain and strengthen the manufacturing character of the area is anchored in the Gowanus community.

In addition, retaining local artists and fostering creative spaces in the neighborhood is an ongoing challenge.

EXISTING CONDITIONS Gowanus Canal nudges its way into the interior of Brooklyn with a sleepy efficiency that captures the uniqueness of the neighborhood and quirkiness of its borough. Shaped like a warped spork that rested on your car dashboard too long, the canal served Brooklyn as a maritime transport route for various industries over the past century. As New York City shifted to a service oriented economy in the 1970’s, the canal’s importance diminishes and dubious activities gradually became prevalent. Scrap metal yards, lumber mills and recycling facilities dotted the landscape.

Illegal dumping became rampant and by the

KEY TRENDS

KEY TRENDS

KEY TRENDS

Transportation Map

Source: New York City Department of City Planning 1990’s the area had become an underinvested neighborhood.

Today, the neighborhood that snakes its way between Carroll Gardens, Boerum Hill and Park Slope has become an affordable enclave for artists and light industry because of reasonable rents and large open spaces built for manufacturers and shipyards, but the canal acts as an ever-present barrier to progress.

With its wafting odors emanating from the heavily polluted waters, the canal keeps gentrifying forces at bay.

The Environmental Protection Agency is finalizing plans to clean up the canal. This has in turn captured the attention of real-estate developers. Long-time residents and businesses fear this renewed interest will result in their

forced departure and residents of bordering neighborhoods are keenly eyeing vacancies to gain a reprieve from the intensifying gentrification occurring on their own streets.

With the 2010 designation of the canal as a ‘Superfund’ site by the Environmental Protection Agency (EPA), the EPA has been tasked with undoing years of neglect. Initial estimates have placed a $500 Million price tag on the cleanup, but many questions remain.

How long will the effort take? What remediation efforts will take place for the equally contaminated soil? What happens to existing residents and businesses? Will the city under Mayor Bill De Blasio attack the rezoning any differently than the Bloomberg administration? What kind of developments will be allowed? Can Gowanus Canal retain it’s allure,

INFRASTRUCTURE

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SUSTAINABILITY

CHARACTER

KEY TRENDS

DRIV ING FOR CES

HOUSING

KEY TRENDS

Satellite Imagery of Gowanus Canal Over Past Three Decades

‘93

‘03

‘12

‘13

Source: Google Earth

STAKEHOLDER AND COMMUNITY POLITICS Gowanus Canal Community Development Corporation A community non-profit organization dedicated to the revitalization of the Gowanus Canal neighborhood with a vision of “sustainable ecology, diverse society and vibrant economy.” The organization is focused on housing, education, the environment, and commercial and social development.

Hudson Companies A private real estate development company that recently completed a plan to redevelop a six acre brownfield in Gowanus. This “Gowanus Green” plan for a mixed use residential community on the Canal provides for public open space, 774 units of rental and for-sale housing and 65,000 square feet of community and retail space. The project will be LEED certified and will include advanced storm-water management systems.

Gowanus your Face Off GYFO is an independent local news and art website focusing on Gowanus and the surrounding areas in South Brooklyn. It was founded by a long time resident of the community. “

10% artists

1 in 10 residents in Gowanus is an Artist

Office of Councilmember Brad Lander Brad Lander represents the 39th Council District of Brooklyn that includes Park Slope, Cobble Hill, Carroll Gardens, Windsor Terrace, Kensington, Borough Park, and Gowanus.

The City Council is the lawmaking body of the City and has 51 councilmembers.

Gowanus by Design An advocacy organization that focuses on the different possibilities for the canal. They have an interest in the cleanup of the canal and work to ensure the City and Federal Government do a proper and effective job of doing so.

Friends & Residents of Greater Gowanus FROGG is an advocacy organization made up of local residents and supporters of the Gowanus Canal neighborhood.

Gowanus Alliance Gowanus Alliance is an organization that protects and encourages manufacturing, industrial, and commercial interests via advocacy, marketing, and promotion.

Fifth Avenue Committee 5th Avenue Committee (FAC) is a longstanding nationally recognized community organization in South Brooklyn with the mission of advancing economic and social justice to lower and moderate income residents. Specifically, FAC focuses on affordable housing and workforce development.

Arts Gowanus Arts Gowanus (AG) is an organization of artists and other arts organizations that work and support each other as well as engage with the community via public art events and community service. AG brings artists together and promotes business and networking; additionally, AG hosts workshops and artistic collaborations.

KEY TRENDS

affordability, and character while also acting as an escape valve for nearby residents being priced out of their own neighborhoods.

Dissapearing Manufacturing Map

KEY TRENDS

Source: Google Maps

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Park Slope Civic Council: Fourth on Fourth Avenue

HOTEL

Gowanus Canal Conservancy The Gowanus Canal Conservancy is a community based group that serves as the “environmental steward” of the canal. It is tasked with cleaning up the Gowanus Canal, making the canal more open and accessible, and creating more green space in the landscape along the canal.GCC offers program to educate the community about the Gowanus Canal and restorative efforts.

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TriState Transportation Campaign The Tri-State Transportation Campaign is an advocacy organization that is dedicated to reducing car dependency in the Tri-State area with a focus on public transportation, bicycle use, and pedestrian safety as alternatives to driving cars. The organization works on various key issues by taking on a new approach to transportation planning, transportation development, better mass transit, and public accessibility.

$

66,739 300% AMI $200,217 Income $5,505.97/ Monthly Rent

120% AMI $80,086 Income $2,202/ Monthly Rent

80% AMI $53,391 Income $1468/ Monthly Rent

50% AMI $33,369 Income $917/ Monthly Rent

30% AMI $20,021 Income $550/ Monthly Rent

KEY TRENDS

Park Slope Civic Council: Fourth on Fourth Avenue is an advocacy group for the people who live, work, and use the stretch of Fourth Avenue through the Gowanus, between Flatbush and the Prospect Expressway. Its goal is to promote a safe, mixed use and green streetscape for Fourth Avenue.

MEDIAN INCOME

SCENARIOS

The Gowanus district has undergone drastic change over the past two decades from a dilapidated, backwater dumping ground, into a neighborhood that just broke ground on a 700 unit market-rate apartment building along the canal and currently boasts the only Whole Foods grocery store in Brooklyn. This rags to riches tale has come at the expense of long-time residents, the budding artist community, and the few remaining manufacturers in the area, as they have all faced sustained economic pressure. If prevailing trends are left unchecked, growth will continue unabated and directionless. Opportunities for innovative zoning proposals, maximizing affordable housing construction, effectively dealing with flood prevention and maintaining the character of the area will be lost.

Policies are implemented to stop or slow down gentrification and its effects in the Gowanus Roots scenario. This scenario could occur if organized efforts to block development in the community were successful and take root in the community. Many stakeholders who believe that the unique character of Gowanus is under attack will band together in order to complicate residential construction in the area. These groups would be strongly in favor of maintaining current zoning for manufacturing use. The driving forces are predominantly internal as they result from the grassroots community based efforts to prevent a major character change of the neighborhood and also to fight against the soaring housing costs associated with residential expansion.

Gowanus For All take into account the long-term needs of the community. It contains a mix of policy recommendations that take into consideration a diverse group of active stakeholders interested in the future of Gowanus. This scenario is developed to embrace, organize, and channel the economic potential in Gowanus to maximize the benefit to the local community and the City.

Special care is also given to maintain and strengthen the manufacturing and creative spaces that currently exist in the area. Strategically planned environmental cleanup is at the forefront of this effort and is crucial to the revitalization of the neighborhood. Ultimately, this scenario seeks to meld the different values of engaged interest groups and major stakeholders within the neighborhood.

SCENARIOS

1 2 3 4 SCENARIOS

Living Gowanus features fast growth of the Gowanus area in mostly residential and some new commercial development. The current administration has promised the City of New York 200,000 housing units will be built or preserved and Gowanus offers a unique space that can be redeveloped and rebranded. With the Pull Forward, the City will rezone its light to mid-level manufacturing areas to residential and mixed-use areas.

There will also be an increase in residential units and FAR. Developers have been very interested in Gowanus as evidenced by a number of large scale proposals, however some of them have been held back due to the Superfund designation of the canal.

Living Gowanus provides opportunities for partnerships between developers, the city, and residents due to rezoning and the canal cleanup. Because Gowanus borders many family friendly neighborhoods of Brooklyn and also because it is a short commute to Manhattan with easy public transportation access, Gowanus will develop into one of Brooklyn’s great residential neighborhood.

SCENARIOS

NO INTERVENTION

Limited housing stock is confronted by increased demand to live in the neighborhood resulting in pricing pressure and an increase in developer interest in building market-rate, high-density apartments and condominiums.

Limited coordinated investment in infrastructure enhancements and improvements by government agencies.

Most improvements would be built by large developers as part of impact assessments for large development projects along the canal.

EPA superfund cleanup effort places a definitive answer on what will happen to the canal. Brownfield concerns will limit many types of development in the area, likely attracting only highest-use projects.

Stakeholder Values • Interest in market-rate residential buildings along the canal and near already successful neighborhoods such as Park Slope and Boerum Hill • Interest in maintaining access to affordable and flexible spaces

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Manufacturing Continues to ebb as it is slowly replaced by storage centers, big-box retailers, and hotel chains.

Artists and creative industries that have located in Gowanus because of its affordability and easy access to transportation networks are being priced out by citizens in higher-paying industries, taking away a core-feature of the neighborhood character.

• Added resident services and amenities • Retaining access to affordable housing • Ability to access and benefit from canal

Households built in Gowanas Canal District Since 1940

DECADE

*

1940’S 1950’S 1960’S 1970’S 1980’S 1990’S 2000’S 2010’S

1000 100

* households added to the market Projection based on 2010-2013

Source: American Community Survey Census Data

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SCENARIOS

No Intervention Map

Lightstone Project builds 700 rental housing in former industrial zone

Whole Foods opens in Dec. 2013, slicing into industrial zone

Loew’s & Pathmark open creating a commercial pathway to canal

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Scenario Features

Source: New York City Department of City Planning dotting the canal

• A decrease in affordability for residents, artists, and local industry which will result in their eventual displacement in the longterm

• Greater interest in environmental remediation of the soil in an ad-hoc manner with no plan put into place to expedite or organize the process

• Continued developer interest, tied to the progress of the Superfund cleanup will result in high-density residential buildings

• The City government will take advantage of the new developments to promote affordable housing in exchange for greater FAR

SUMMARY: With no intervention, we envision the Gowanus study area will likely face con- tinued development pressure as the EPA clean-up effort becomes clearer. This will have the positive effect of adding much needed housing capacity for the City. As any residential development will necessitate stringent environmental clean-up efforts, it will also result in extensive re- mediation of the contaminated soil. In addition to these positive effects, the study area should expect increased economic pressure on existing residents, artist communities, and remaining manufacturers. These stakeholders can expect to repeat the same fate as those previously located in the Bowery in lower. Manhattan, where starving artists and long-time industry are supplanted by established art institutions and consumer-friendly, romanticized versions of the original industrial landscape.

SCENARIOS

LIVING GOWANUS

The current administration and city planning department need to plan for the projected population growth of the city and seize the opportunity to rezone and develop Gowanus. Housing and commercial development equates to great potential profit for developers which will spur other commercial business opportunities.

An increase in public goods and infrastructural investments in transportation and schools will occur to accommodate the growth in population to the neighborhood spawned by the rezoning, residential development and increase in FAR.

The canal cleanup promises a more neighborhood-friendly environment. The brownfield is capitalized on by a developer who remediates and adds a housing development. The need for green space in the city results in the development of parks.

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The character of Gowanus evolves due to the fewer manufacturing units and the increase in residential units resulting in a total shift in architecture and design of the neighborhood. The loss of manufacturing zones forces many manufacturers to leave the area in search of better priced rents.

Living Gowanus Map

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Source: New York City Department of City Planning

• Desire to Clean Canal and Remediate Brownfield within an accelerated timeframe • Create many new residential units • Create new commercial units, providing amenities for residents, creating jobs and new business opportunities • Make canal accessible and resident friendly • Increase parks and open space for recreation • Rezoning to reduce manufacturing to allow for more residential and commercial units Scenario Features

• Residential Development explodes in Gowanus with an increase in prices on existing rents are increased as developers invest in the area attracting high income residents • Remediation of the canal has been completed. Canal is known as the Venice of Brooklyn with rowboats and adjacent

park. A boardwalk along the canal functions as a waterfront access • A storm surge barrier protects against flooding and the combined sewer system receives improvements and relief from green infrastructure • Manufacturing zones are lost and some manufacturers are priced out including artists • Increase in development and FAR causes a reduction of open space • More attention to issues of resiliency due to the increase in residential units • Expansion of community services serving the middle class such as a recreational center with swimming pool, tennis courts etc • Expansion of infrastructure and renovation of subway stations • Bicycle lanes and pedestrian plazas are incorporated • Citibike provides residents with an alternative transportation option

SUMMARY: Living Gowanus allows Gowanus to develop into a neighborhood much like that of its neighbors, Park Slope and Carroll Gardens. There are improvements in infrastructure and transportation, as well as additions of green space and community services. Due to the higher density, the city invests in a storm surge barrier to protect against flooding. It is also characterized by an increase in residential and commercial units which in part replaces manufacturing areas; the remainder of manufacturing feels pressure due to higher rents and some will make an exit from the neighborhood. There is a lack of affordable housing, loss of diversity in the neighborhood and loss of artists. These changes can bring conflict between old and new residents. Although Living Gowanus comes with great benefits, it also has the effect of accelerating gentrification.

SCENARIOS

Stakeholder Values

SCENARIOS

GOWANUS ROOTS

Housing is not adjusted for increased population as manufacturing is highly protected.

This creates pressure on other areas of Brooklyn to increase density and pushes prices unnecessarily high.

Minimal or no expansion of infrastructure/ public goods and services such as schools and transportation keep demand for housing relatively low and discourage development. Regarding resiliency, storm and flood damage mitigation concerns are largely ignored in the area, making construction more complicated and costly. The lack of development activity further perpetuates declining infrastructure.

Stakeholder Values • Commercial economic development is not a priority • Desire for identity as an artistic yet blue collar community • Stable housing costs viewed as a right • Racial, ethnic and income diversity of population highly cherished • Strong want to preserve the history of Gowanus

The Canal cleanup continues but the brownfield remediation process is likely slowed down or stopped due to concerted local push back efforts such as special zoning designations for historic preservation or manufacturing use.

Scenario Features

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Preservation of old neighborhood character through height restrictions on construction and other development regulations.

Safeguarding and providing incentives for continued industrial and manufacturing activity and expansion in the Gowanus Canal Corridor. Protection of studio space for artists to work and exhibit.

Planning for canal waterfront development that is compatible with the continued use of the canal for industrial and commercial waterborne transportation.

• The Canal is cleaned but brownfields remain contaminated • Storm/flood resiliency investments have not been implemented • Neighborhood population remains relatively stable • No additional traffic through neighborhood • Housing costs have increased but much

• Economic activity and area gross product remains at current level or decreases slowly in longterm Gowanus Roots

SUMMARY: The Gowanus Roots scenario would be an excellent outcome for current residents and for those who appreciate the historic, industrial, and/or artistic character of Gowanus. Preserving industrial usage might also promote well paid local employment opportunities for low and medium skilled workers of Southwest Brooklyn, particularly if the City invests in smart tech production jobs.

However, these benefits are outweighed by a burdensome cost to the City as a whole, creating added pressure on surrounding neighborhoods to accommodate for demand by developing at higher densities. This preservation approach to the future of Gowanus limits economic growth and sacrifices development. Under current zoning regulations there are enough vacant lots in Gowanus to support 155,117 square feet of commercial space as well as at least 670 new housing units. While a substantial increase in density could have a drastic effect on housing prices and push some long time residents out of the area, development could add vibrancy and economic activity to the neighborhood that will likely encourage investment in services and more importantly ease pressure on New York City as a whole to house the growing population. While Gowanus Roots cherishes an industrial and artistic neighborhood, it does not give any priority to the larger demands of the city outside the neighborhood.

SCENARIOS

less rapidly as they would with more residential development

SCENARIOS

GOWANUS FOR ALL

Existing affordable residential units are protected to prevent low-and-moderate income households from being displaced. Relieve housing pressures of the city through the construction of new affordable residential units.

Invest in housing, environment, infrastructure and services that will accommodate a denser Gowanus.

Gowanus For All Brainstorming Session

Cleanup of the polluted Gowanus Canal and the surrounding brownfields is carried out.

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Affordability of creative spaces and increased presence of local artists is encouraged.

Light manufacturing will be maintained.

Encourage economic growth by enabling investments that create jobs, increase commercial and retail uses, and improve the quality of life.

• Desire for clean Canal and increased open space and softscape • Need for the creation and preservation of affordable housing • Improved infrastructure and government services, including transportation options, schools, and community centers • Developed plan for storm and flood resilience • Plan for resiliency and sustainability of the neighborhood and along the canal • Preserve socioeconomic diversity of Gowanus Scenario Features • Waterfront access is enhanced with sponge parks, bioswales, and a boardwalk along the canal • Flooding is mitigated through landscape elements such as bioswales throughout the area

• Flushing Tunnel is renovated and install a storm surge barrier at the mouth of the Canal • Green infrastructure for stormwater management is scattered throughout the neighborhood • Brownfield remediation is being conducted prior to any new development and construction

SCENARIOS

Stakeholder Values

• Sustainable infrastructure and incentives are in place for energy efficiency • Zoning around the south of the Canal is maintained for light manufacturing • Manufacturing districts on the north end of the canal are rezoned for residential ad mixed-use • Higher density buildings and appropriate land uses will be within walking distance of transit, providing public transit as an alternative to the automobile

SUMMARY: Gowanus For All will invest in housing, environment, infrastructure and services that will accommodate a denser Gowanus. A broad range of housing types, sizes, and price levels can bring together a population of diverse ages, races, cultures, and income levels who otherwise would not interact with one another. Our rezoning proposal will allow for the development of mid-rises where buildable land is scarce. It is recommended that affordable housing units be distributed throughout the neighborhood and must be walkable and served by transit. Our plan will foster a walkable neighborhood, promoting interaction between residents and contributing to a sense of community.It also contributes to safety by ensuring that areas are not deserted at night.

Additionally, it would be ideal to expand affordable housing policies to include middle-income households who do not qualify for affordable housing programs, yet cannot afford housing at the market rate. Further, it is imperative that transportation and land-use decisions be made in tandem.

The Department of City Planning must consider the transportation needs of Gowanus when planning for new development. Most importantly, Gowanus For All will preserve the Gowanus Canal and maintain the rich character of the neighborhood. This includes making the waterfront more accessible to the community and creating a variety of open spaces.

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RECOMMENDATION

SELECTION CRITERIA Using the four driving forces identified in the Key Trends chapter, each scenario was weighted in order to determine its effectiveness in addressing all four criteria.

As can be seen in the following two diagrams, with “No Intervention”, the Gowanus Canal neighborhood fails to benefit from three of the four driving forces, and even though the character of the neighborhood would be maintained through inaction, in the long-term, this is expected to suffer as well, as directionless growth fails to protect key attributes of the community.

In the “Living Gowanus” scenario, special attention is given to increased housing which will likely coincide with increased affordable housing as a per unit measurement, however gentrifying pressures likely increase rapidly, Scenario Analysis Diagram 1

putting pressure on the arts and industrial communities. This scenario also envisions increased investment in infrastructure and environmental remediation/sustainability in accord with large private sector investment in residential development.

“Gowanus Roots” pays special attention to the character of the community. By entrenching existing interests, including long-time residents and those seeking to maintain an industrial character and use along the canal, this scenario calls for stricter manufacturing zoning with space for heavier manufacturing. This strategy fails to address issues of sustainability, likely increases environmental damage to the area, and makes a concerted effort to drive away residential investment.

Our fourth scenario, “Gowanus For All”, tackles all of the driving forces by directing them towards long-term beneficial use for the neighborhood.

Scenario Analysis Diagram 2

tainability benefits from spongeparks and bioswales to control for flooding that has been an issue in the past. Lastly, by allowing for increased density in existing residential areas, pressure is alleviated on manufacturing zones, where artist workshops have suffered from pricing pressure in recent years.

RECOMMENDATION

By converting the manufacturing zone along the northern portion of the canal, the “Gowanus For All� scenario acknowledges existing trends apparent in current land use maps and through site visits, that show mixed uses in that area. By converting it to MX and controlling for low density, open space is maintained along the canal and a boardwalk is installed to encourage more interaction between the canal and residents.

Additionally, the boardwalk leverages sus-

RECOMMENDATION

C

Implementation Strategy

CHARACTER Enrich the Character of the Gowanus District in line with prevailing driving forces by retaining diverse spaces, strengthening the arts community and creating open space.

OBJECTIVE 1 - Protect large floor-plates

generally associated with industrial buildings.

Policies: 1.

Designate middle portion of gowanus (delineated on map) as M1: Light Manufacturing.

2.

Place a historic landmark district overlay that mitigates the destruction of spaces that are deemed integral to the goal of retaining a variety of spaces.

3.

Restrict big-box retailers, large supermarkets, and storage facilities from locating in M1 zone by limiting new construction on buildings over 100,000 sq.ft. and requiring special permits for the demolition of existing structures that have large, open floor plates in M1 zone.

OBJECTIVE 2 - Maintain fledgling arts community.

Policies: 1.

Zone area that currently houses artist workshops and collaborative studios as M1: Light Manufacturing.

2.

Create programming in district to promote local artists (Arts Along the Canal Spring Festival).

OBJECTIVE 3 - Develop ancillary markets that enrich the arts community.

Policies: 1.

Designate art galleries, foundries, and art supply stores as acceptable in M1: Light Manufacturing.

2.

Establish commercial overlay for first floor retail in areas adjacent to M1.

OBJECTIVE 4 - Protect areas from

over-building.

Policies: 1.

Limit FAR to 2.5 within 1 block of canal.

2.

Restrict developments adjacent to canal from blocking public access to it.

OBJECTIVE 5 - Add open space.

Policy: 1.

Permit green roofs on industrial buildings with public access.

2.

Build boardwalk along canal.

3.

Build one more pedestrian bridges over canal.

4.

Convert some parking lots and/or vacant land into parklets.

velop as much housing as the neighborhood will bear.

HOUSING Preserve affordable housing and the quality of housing stock. Create new affordable housing and prepare for changing demographics.

OBJECTIVE 1- Regulate the amount landlords can increase rent each year.

Policy: 1.

Strengthen rent regulation Rental Assistance Program. The Rental Assistance Program (RAP) is run by the Coalition for the Homeless.

OBJECTIVE 2- Build units to accommo-

date larger household sizes.

Policy: 1.

Allow for higher density in the appropriate locations. There are a few vacant lots in the neighborhood so mid-rises are appropriate where buildable land is scarce.

OBJECTIVE 3- Require that new developments accommodate subsidized units.

Policy: 1.

Provide subsidy programs and incentive programs.

Policies: 1.

Enforce The Inclusionary Housing Program, which offers a floor area bonus in exchange for the creation of affordable housing.

2.

Mandate residential developers to provide affordable housing in its development plans using the 80/20 model.

3.

Affordable housing must be affordable for the life of the development that utiles the bonus.

4.

Include a permanently affordable homeownership option.

5.

Designated Areas Program: The allocation of affordable housing in exchange for increased FAR provides an incentive for the development of affordable housing.

OBJECTIVE 5 - Provide affordable and

accessible housing for the aging population.

Policy: 1.

Administer the Senior Citizen Rent Increase Exemption (SCRIE) which provides rental assistance to seniors 62+ years who live in rent regulated apartments.

RECOMMENDATION

OBJECTIVE 4- Increase density and de-

RECOMMENDATION

the existing downspout of a roof and reuse the stormwater for watering plants and other landscaping uses.

SUSTAINABILITY Ensure that the Gowanus Community and the Gowanus Canal are resilient and well prepared for floods and storms and that the neighborhood contributes to a cleaner and greener New York City.

OBJECTIVE 1 - Manage stormwater and keep Canal clean

Policies: 1.

Install specially designed right of way bioswales, stormwater greenstreets, green roofs and blue roofs. Rain gardens and permeable paving should be used on currently underutilized spaces that are depressed and below street surface level. 6th St and Degraw/Nevins Street.

2.

Distribute watertight rain barrels throughout the neighborhood. These receptacles are designed to catch and store stormwater off of roofs and other impervious surfaces. Rain barrels can be connected to

NYC BKLYN GWNS

3.

Ensure that the Gowanus Sponge Park is built to standard and on time as expected by summer of 2015. The Sponge Park utilizes a constructed series of plants in open space to remediate contaminants and absorb and filter dirty water. The space will also create a new recreational area for the neighborhood.

OBJECTIVE 2 - Encourage Energy Efficiency and Redevelop Brownfields.

Policies: 1.

Encourage and incentivize the use of rating systems, such as LEED, to ensure environmental performance.

2.

Provide information to current residents and to developers about the NYC Solar Empowerment Zone which Gowanus falls under in order to encourage installation of solar power systems and the design of buildings with the sun in mind. This program provides tax abatement and technical assistance to anyone who utilizes solar panels.

3.

Build to minimize thermal and light impacts, noise pollution should also be minimized.

3.

Encourage construction that conserves resources and utilizes best practices to limit construction waste.

2013 HOUSEHOLDS

3 MILLION 900 THOUSAND 26 THOUSAND

OBJECTIVE 3- Create a transit and pedestrian experience, as well as provide multiple transportation choices.

INFRASTRUCTURE

Slow down vehicles, lessen traffic, and make the roads safer by reducing automobile usage.

OBJECTIVE 1 - Coordinate transportation and new developments.

Policy: 1.

Require new residential developments and mixed use to be located in close proximity to subway and bus stops.

OBJECTIVE 2 - Manage traffic congestion and reduce pollution.

Policy: 1.

Return Service to Bus Line B37. The bus will bring foot traffic to Gowanus, allow public transportation access to elderly and disabled people who are unable to travel by subway due to lack of elevator/escalators,

Policy: 1.

Make all major destinations accessible by bus and bicycle lanes.

2.

Provide public benches and bicycle receptacles.

OBJECTIVE 4 - Slow traffic on the main avenues to pedestrian-friendly speeds.

Policies: 1.

Install speed cameras and countdown crosswalk clocks, expand pedestrian refuges to make the lanes narrower, and remark lines to designate crosswalks.

OBJECTIVE 5 - Increase Access to Public Resources.

Policy: 1.

A new public school in Gowanus provides space for at least the 4,000 seats that are needed in District 15, located within Gowanus, while allowing for additional community space.

2023 expected HOUSEHOLDS

NEW HOUSEHOLDS

AVERAGE HOUSEHOLD INCOME

3.4 MILLION

+400K

$66,739

1.1MILLION

+200K

$43,342

31.7 THOUSAND

+6K

$85,301

Source: American Community Survey Census Data

RECOMMENDATION

as well as allow access to schools on 4th Avenue and Lutheran Medical Center on 55th and 2nd Avenue.

RECOMMENDATION

RECOMMENDATION

N

MILES Proposed Pedestrian Bridge

0

.085

.17

.255

.34

CONCLUSION

Our recommendations imagine Gowanus as a model of “smart growth� that seeks to build a sustainable and affordable community without sacrificing its core characteristics. The plan encourages higher density residential uses away from the canal and near to similar density neighborhoods, low density mixed-use along the northern portion of the canal, added green space and an additional public school on existing vacant land or underutilized lots, and a boardwalk that reaches around most of the canal.

The key attributes of our recommendation are inclusionary zoning on areas that receive higher-density residential zoning, and strategic investment in resiliency improvements. Many of the costs are accounted for by leveraging appropriate government agencies and special tax-increment financing in the new mixeduse zone along the northern portion of the canal.

Finally, given the extensive feedback our team received from key stakeholders, the community survey, and countless visits to the area, this plan makes extra effort to ensure valuable characteristics, including the budding arts community, open space, and access to the canal are encouraged and enhanced for the benefit of existing residents and those this plan seeks to attract into the future.

CONCLUSION

CONCLUSION

APPENDIX

Households Built in Gowanus Canal District Since 1940: 1940’s: 1360 1950’s: 1557 1960’s: 1079 1970’s: 692 1980’s: 567 1990’s: 550 2000’s: 2457 2010 - 2013: 163 Calculation made to adjust 2010-2020 figures: (163 ÷ 3) × 10 = 543 1 in 10 Residents in Gowanus is an artist Based on 5-yr ACS data. There are 3,526 people employed in Gowanus that say they work in the arts, entertainment, recreation, accommodation and food services industry out of a total of 35,852 people estimated to work there.

Households built in Gowanus Canal District since 1940 Using ACS data on the age of existing households in Gowanus Canal District. Total households in survey estimates 28,308 units, of which 19,883 were built prior to 1940.

2023 Estimated Households For New York City, estimate of an increase of 1,000,000 residents over the next 10 years, as reported in Mayor Bill de Blasio’s “Housing New York: A 5-Borough, 10 Year Plan”, was used to calculate a 1.13% year over year population increase.

Year NYC 2013 8,405,837 2014 8,500,855 2015 8,596,947

Year NYC 2016 8,694,126 2017 8,792,402 2018 8,891,790 2019 8,992,301 2020 9,093,949 2021 9,196,745 2022 9,300,704 2023 9,405,837 Equation: (Year N1 × (1 + 1.13%) = Year N2 Brooklyn and Gowanus District population growth was predicted at 2% based on 5-yr ACS population growth data.

Year Brooklyn 2013 2,568,435 2014 2,619,804 2015 2,672,200 2016 2,725,644 2017 2,780,157 2018 2,835,760 2019 2,892,475 2020 2,950,324 2021 3,009,331 2022 3,069,518 2023 3,130,908

Gowanus 61,595 62,834 64,099 65,389 66,704 68,047 69,416 70,813 72,238 73,691 75,174

Next, average size of household was calculated by dividing the population against number of occupied households. This calculation was done seperately for NYC, Brooklyn, and Gowanus.

Occupied Housing Units Gowanus

25,987 Brooklyn

911,995 New York City 3,063,393

Pop. PPL/HH Gowanus

61,595 2.37 Brooklyn

2,592,149 2.84 New York City 8,405,837 2.74

Survey Details Demographics

New York City = (2023 Population - 2013 Population) ÷ Avg Household Size in NYC

The survey was conducted on a weekday and on a weekend day: 1 Sunday and 1 Friday. It was conducted at different hours: evening and early afternoon. The first survey team conducted their survey while walking around the neighborhood, stopping at various locations within the Gowanus boundary, while the other group was stationed near a local establishment. Our survey totaled 42 respondents which make up the following demographic:

Brooklyn = (2023 Population - 2013 Population) ÷ Avg Household Size in Brooklyn Gowanus = (2023 Population - 2013 Population) ÷ Avg Household Size in Gowanus Average Household Income Average household income is from a 2011 report by the Furman Center, titled “Brooklyn” and can be referenced at http://furmancenter.org/files/sotc/Brooklyn_11.pdf For Gowanus, the median household income of Community District 6 was used.

Affordable Rent Chart Built assumptions using median New York City yearly income of $66,739 and 1/3 of total monthly salary as the threshold of affordability.

Calculations are as follows: Median Inc. Share of Inc.

$66,739 33%

AMI Income Affordable 30% $20,021.70 $550.60 50% $33,369.50 $917.66 80% $53,391.20 $1,468.26 100% $66,739.00 $1,835.32 120% $80,086.80 $2,202.39 150% $100,108.50 $2,752.98 300% $200,217.00 $5,505.97 Methodology

Rent or Own 80% Renters. 20% Owners.

Average Term of Residence in Gowanus 4.7 years.

Gender 52% Female. 48% Male.

Age Age Range: 9-72.

Average Age of 31.

Race/Ethnicity 70% White 11% Black 14% Hispanic 5% Other.

Survey Respondents were advised to choose their top three issues in order of greatest importance (Please note: Surveys were conducted during two separate days, along busy pedestrian corridors and ancillary streets). The following options were available for ranking including a write-in category.

APPENDIX

Using these figures, additional household units was calculated as follows:

APPENDIX

• Open space for recreational use • Pedestrian access to the canal • Increasing investment in schools, community centers, hospitals, etc.

• Protecting artist community • Ensuring affordable housing in the area • Improving transportation Circle All That Apply: pedestrian bicycle bus subway truck route • Remediating the contaminated soil surrounding the canal • Improving flood/storm resiliency • Write In (Other, please specify) The sources for our Maps come from the following websites and sources: NYC Department of City Planning: PLUTO map (Primary Land Use Tax Output) NYC Metropolitan Transportation Authority

Policy Cost Agency Responsible Designated Areas Program $$ Department of City Planning Senior Citizen Rent Increase Exemption $ Department of Housing Preservation & Dev. Build Elementary School $$ NYC School Construction Authority Rental Assistance Program $$ Coalition for the Homeless Inclusionary Housing Program $$ Department of City Planning Return of Bus Line B37 $ Department of Transportation Build Boarwalk/Sponge Park $$$ NYC Environmental Protection Agency + TIF on new MX Install Bioswales $$ NYC Environmental Protectioncy Agency Traffic Calming Program $$ Department of Transportation Greening Industrial Rooftops $$ Private Developers Establish Arts Festival $ Gowanus Canal Park Trust Solar Empowerment Zone $ NYC Department of Buildings Parklets, Bike Racks, and Public $$ Department of Transportation Benches COLOR CODE Very High Priority High Priority Moderate Priority Low Priority Very Low Priority

Very Function and in High Demand/Impact and URGENT Very Functional with Demand/ Impact Somewhat Urgent Functional, Some Demand/Impact Somewhat essential function. Some Demand/Impact No essential function. Aesthetic or Non Essential Public Ammenity.

Low Demand/Impact. Not Urgent

APPENDIX II

Policy Recommendation Priority List