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willets point landowner map

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12. 19m ams l

n

17. 07m ams l

w

++

26. 82m ams l

21. 95m ams l

25. 3m ams l

32. 92m ams l

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tully construction

IN BUSINESS FOR 80 YEARS $5-10 MILLION YEARLY REVENUE (EST) 20-49 EMPLOYEES (EST)

bono sawdust supply

IN BUSINESS FOR 34 YEARS $2.5-5 MILLION YEARLY REVENUE (EST) 6 EMPLOYEES (EST)

48. 16m a ms l

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fodera foods

IN BUSINESS FOR 63 YEARS $8.4 MILLION YEARLY REVENUE (EST) 45 EMPLOYEES (EST)

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house of spices 55. 78m ams l

t. mina supply

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IN BUSINESS FOR 25 YEARS $1-2.5 MILLION YEARLY REVENUE (EST) 15 EMPLOYEES (EST)

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36. 57m ams l

willets point land use

40. 54m ams l

32. 9 2m a

msl

city of new york owned lot

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s

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privately held lot city of new york tax lien lot realtor owned lot

e

IN BUSINESS FOR 36 YEARS $5-10 MILLION YEARLY REVENUE (EST) 230 EMPLOYEES (EST)

IN BUSINESS FOR 33 YEARS $1-2.5 MILLION YEARLY REVENUE (EST) 15 EMPLOYEES (EST)

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park use

63. 39m ams l

sambucci brothers

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manufacturing use automotive use

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regional context (1:200,000)

commercial use

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feinstein iron works

IN BUSINESS FOR 9 YEARS $5-10 MILLION YEARLY REVENUE (EST) 20-49 EMPLOYEES (EST)

N

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context 1:3,500 0

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7

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50

100

200 m

mtbe spill tank failure major gasoline spill (>25 gal/lbs) solid waste facility

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brownfiled/superfund site

sole source aquifer

fema 0.2% annual chance flood hazard zone

national park/forest

fema ae flood hazard zone

state park/forest local park

flood - prone area

N

county park

paved street

5 km

unpaved street

14 landowner businesses (50% of land) 54 landlords with leased lots 260 businesses 1800 workers

contaminants: petroleum (TCE, BTEX, MBTE), vocs, paint, cleaning solvents, automotive fluids, illegal dumping, coal ash

dismantling/rebuilding: a framework for willets point MLA 4th semester core - prof. m. mazereeuw - melissa how

contamination/political landscape


year

1

year

8

contaminated groundwater plume receding?

allow succession

yes! allow succession

allow succession

replant, dead biomass to sawdust factory

contamination remediated? reprofile grades & allow succession

- public use lots developed - landowners return to willets point - contamination remediated/contained - stormwater network monitored & modified as necessary to accommodate new development - banks stabilized - regrading completed

15

year

25

establishment of tenant stewardship program

management

harvest trees, cap soil where untreatable with phytotech

forest

banks stabilized?

implement additional bioengineering methods

no further action?

plant buffer to intercept groundwater plume

no.

no. allow vegetation/erosion to proceed

yes!

yes! no.

year

yes!

yes!

increase grid density & plant more trees

banks stabilizing? monitor

- urban fabric in development - pedestrian and transit pathways defined - landowners preparing for return to willets point - contaminated soil capped where necessary - species richness zone well established - flood-prone areas regraded as necessary - EROSION CONTROL OF BANKS COMPLETED - construction & dismantling of highways completed - regrading in progress

- sewage & power infrastructure work completed - tree cover density increasing - wetlands deployed - structural methods deployed as necessary - mouth of river widened - construction of van wyck expressway completed

5

trees growing?

no.

no.

yes!

contamination present?

year

yes!

0

- some landowner lots dismantled as sold to city - sanitary sewage lines, power lines deployed - poplar grid deployed across dismantled land owner lots - tree cover density increasing - stormwater network monitored & modified as necessary - biotechnical methods deployed as necessary - erosion of mouth of river in progress - submergence of van wyck expressway in progress

- city owned former realtor owned lots dismantled - hold out landowners stay - poplar grid deployed across dismantled realtor lots - stormwater grid densified - bioengineering methods monitored & modified as necessary - eroison of river mouth allowed - submergence of van wyck expressway in progress - excavated soil treated in situ

- city owned lots dismantled - realtor owned lots purchased by city - landowners offered buy out package - hybrid poplar grid deployed across site where possible - grid spacing at 35m x 35m - stormwater wetlands constructed - bioengineering methods deployed - live staking of willow trees - compost coir logs - submergence of van wyck expressway begins

year

allow vegetation growth, monitor erosion

succession

no.

- branch mats - dry seeding

implement biotechnical methods - erosion control matting - vegetated gabions

yes!

banks stabilized? allow vegetation growth, monitor erosion

yes!

no.

flooding stabilized? increase stormwater grid density & deploy channels

banks stabilized?

implement semi-permanent structural control methods

yes!

deploy evapotranspirative species (sponge effect)

no.

yes!

flooding reduced?

- cellular confinement

monitor channels & replant sponge species as necessary

allow vegetation growth monitor erosion

deploy bioswales

no.

no.

monitor

- rain gardens - bioretention swales

implement permanent structural control methods

yes!

no further action? monitor shoreline

- hydrostatic filter - soil cement

control

yes!

flooding controlled?

no.

business relocated, lot dismantled

water edge erosion

no.

yes!

landowners willing to sell/relocate?

monitor stormwater system & replant sponge species as necessary

deploy wetlands

business remains on site

yes!

flooding controlled? monitor

no.

no.

business relocated, lot dismantled

raise grading

no further action? yes!

yes!

landowners willing to sell/relocate now?

monitor wetlands, bioswales, sponge species & tree cover

monitor flood levels

construction of new infrastructure occurs around hold out lots

structural system

storm water

monitor

wetland

yes!

business relocated, lot dismantled

no.

landowners willing to sell/relocate now?

businesses must renovate existing properties to meet rezoning, etc.

yes!

no further action? monitor

former industries integrated into new urban fabric

dismantle & rebuild

management

building lots

system succession

hold out

monitor

[if/then] framework


b

d

landcapping strategy

a

existing conditions a landowner lot b city owned lot c city owned lot d realtor owned lot

dead trees sent to bono sawdust company, a willets point landowner business contaminated soil capped with excavated earth from submerged van wyck expressway

contamination too severe not responding to phytoremediation

c

a

year 0 - intervention b

a b c

d

d

landowner hold out - prepare for relocation on salt-tolerant poplar grid planted city owned lot dismantled salt-tolerant poplar grid planted city owned lot dismantled salt-tolerant poplar grid planted leased lot preparing to be dismantled salt-tolerant poplar grid planted

EFFECTIVE PHYTOREMEDIATION CAPPING NOT NECESSARY, CELL’S PLANTS ALLOWED TO DISPERSE & SUCCEED

0

1m

5m

c

- zones 3-9 - 5-8’ annual growth - 40’-50’ high - harvestable in 5-7 years - disease resistant breed - plant as stakes, poles - grows in soils contaminated with heavy metals (nickel, lead, zinc and copper, organics trinitrotoluene (TNT), salt. phytovolatives TCE’s- BTEX, MTBE - uptakes cadmium, hydrocarbons

a

a b c

d

d

phytoremediation system trees

b

year 1 - densification landowners sell land to city, lot dismantled poplar grid growing, grid densified no reduction in contamination levels poplars dying, grid replanted and densified some reduction in contamination levels poplars growing, grid densified some reduction in contamination levels poplar grid growing, grid densified

populus spp. - salt tolerant hybrid poplar (dn-34)

- zones 3-8 - 10’-15’ annual growth - 35-75’ high - disease resistant breed - plant as stakes, cuttings - favored for erosion control, good for wet sites - uptakes ferrocyanides, rhizodegrades #2 fuel oil, total petroleum hydrocarbons (TPH)

c

salix spp. - salt tolerant hybrid willow

a

year 5 - growth & monitor a b

d

c d

c

large reduction in contamination levels new pioneer species growing, green path implemented no reduction in contamination levels poplars dying, replanted some reduction in contamination levels poplars growing great reduction in contamination levels new pioneer species growing stormwater channels deployed

typical urban forest species

b

- zones 3-9 - rapid growth rate - 50-80’ high - fast growth, deep-rooting ability, high evapotranspiration rates - moisture-loving species - salt tolerant - provides stream and riverbank stabilization

populus deltoides - eastern cottonwood

- zones 4-8 - 18” annual growth rate - 30-70’ high - nitrogen-fixing root nodules allows self-fertilization - salt tolerant - provides soil improvement and useful for erosion control - widely planted on waste reclamation sites & landfills

a

robinia pseudoacacia - black locust

year 8 - urban rebuilding a b

d

c d

c

stormwater, phytoremediative, & erosion control species

b

contamination successfully mitigated urban forest growing no reduction in contamination levels contamination capped with clean soil contamination successfully mitigated poplars removed to allow urban development great reduction in contamination levels urban forest growing stormwater channels converted to bioswales to accommodate increased runoff from urban growth

panicum virginatum (switchgrass)

spartina alterniflora (smooth cordgrass)

spartina patens (saltmeadow cordgrass)

Schizachyrium scoparium (little bluestem)

elytrigia repens (couchgrass)

typha latifolia (cattails)

grasses

helianthus anuus brassica juncea (sunflower) (indian mustard)

solidago sempervirens (goldenrod)

hibiscus moscheutos (rosemallow)

iris virginica iva frutescens (southern blueflag) (marsh elder)

baccharis halimifolia (sea myrtle)

sambucus racemosa (red elderberry)

herbaceous & shrub species

a

b

year 15 - urban growth a b c

d

d

urban forest growing - open space preserve pedestrian pathways implemented poplars replanted on clean soil stormwater community garden created urban fabric growth continues stormwater wetlands expanded pedestrian pathways implemented

c

urban forest management/succession scenarios


b

d

coastal erosion control techniques

a

existing conditions a city owned lot b publicly owned open space lot c publicly owned open space lot d city owned lot

erosion control bank accretion with live staking

erosion allowance

c

bank erosion allowed until shoreline held by compost biologs

a

a b

d

c d

1m

5m

wind turbine grid constructed live staking of salt tolerant willow twigs wind turbine grid constructed live staking of salt tolerant willow twigs city owned lot dismantled salt-tolerant poplar grid planted

planted slope herbaceous plant plugs biolog (coir, compost) water level

biotechnical

c

0

city owned lot dismantled salt-tolerant poplar grid planted

a

year 1 - densification

c d c

branch matting

gabion, typ. rooted vegetation from live cuttings, typ.

a b

year 5 - growth & monitor a b

d

c d

c

2’-6

1m min.

d

willow twigs growing & banks stabilizing erosion occurring willow twigs failing to grow erosion not controlled no reduction in contamination levels poplars dying, grid densified

bioengineering

b

reduction in contamination levels poplar grid growing

a

live cuttings average high water line rooted vegetation live stakes water level

3’-0

b

compost log

1m greater than max. wave level

b

year 0 - proposed intervention

vegetated gabion

mesh (nylon, natural fiber), typ. seeded fill (compost, topsoil, non-soil) rooted grasses, typ.

greater reduction in contamination levels new pioneer species growing willow twigs growing & banks stabilizing erosion controlled vegetated gabions deployed (semi-permanent biotechnical technique) poplars removed as necessary to accommodate wetland stormwater wetland deployed

erosion control matting

double layered geofabric casing fine aggregate concrete infill

mhw

a

year 8 - water edge established a b

d

c d

c

reduction in contamination levels poplar grid growing

cellular grids w/ fill material j-pin anchors

spartina growing & water edge habitat established gabions breaking down erosion not controlled contamination successfully mitigated wetland species growing stormwater wetland expanded

mhw

structural

b

hydrostatic filter (grout filled fabric mat)

fill material: velocity < 6 ft/sec = stone/rock/grass velocity > 6 ft/sec = concrete

cellular confinement

soil-cement layers 10’ wide x 6” thick 2’ thick min. mhw msl 2

1

a soil cement

b

year 15 - habitat growth a b c d

d

urban forest growing - open space preserve pedestrian pathways implemented willow grove established water edge habitat flourishing soil cement deployed (permanent structural) stormwater wetlands expanded & fully functional

c

coastal erosion control/allowance scenarios


r

grid densification processes

CONTAMINATION GRID DENSIFICATION (1:8750)

indentified contamination low-lying flood point

contamination grid r = 175.00m stormwater grid r = 200.00m

adjacent, non-intersecting contaminant points

N

STORMWATER GRID DENSIFICATION (1:8750)

intersecting contaminant points

multiple intersecting contaminant points

tree densification

patch/path branching pattern

N

typical stormwater wetland system

possible green path configuration

RECEIVING WATERS

STORMWATER WETLAND

LITTORAL ZONE POLISHING UPPER BANK

CLEANSING & AERATION

SHALLOW LAND/TEMPORARY INUNDATION ZONE (30-40% total wetland surface area)

SAND FILTER (final polishing)

PREVENTION

DEEP POOLS

(20-25% total wetland surface area)

LOWER BANK

INPUTS

SEDIMENTATION

SHALLOW WATER

TRANSITION

DEEP POOLS

(20-25% total wetland surface area)

FOREBAY

(10% total wetland surface area)

TRANSITION

SEDIMENT CONSTRUCTION DIRT LEAF LITTER GRASS CLIPPINGS

ANIMAL WASTE BACTERIA PATHOGENS

CHEMICALS CAR FLUIDS (OIL, GREASE) PESTICIDES FERTILIZERS

NUTRIENTS NITROGEN PHOSPHOROUS

MINERALS ROAD SALT

METALS

1 mht

FC OP WQv DWE

3 1

mlt

max. 1

1.5

18" min. (30" preferred)

1.5 2-4"

6-9"

1

LWT 6" min.

1.5

Rain Garden/ Bioretention Cell - Not included in part of wetland surface area - Ties wetland topography into the surroundings - Wide variety of vegetation can grow here - 3:1 slope minimizes erosion & allows maintenance

- Acts as an internal floodplain - Surrounds channel of shallow water - Extends to wetland’s lower bank - Complete inundation when a storm longer than the WQv occurs - Water drains completely 24-48 hrs following storm

- Narrow strip of land - Inundated when WQV captured - Allows for a greater variety of vegetation

- Habitat for larger fish & other wildlife (important for mosquito control) - Too deep for most vegetation

FC OP WQv

- Dries during extended drought, creates aquatic pathways for small fish, amphibians & invertebrates - Vegetated, aerobic. Supports nutrient transformations in rhizomes - Habitat for larger fish & other wildlife (important for mosquito control) - Too deep for most vegetation other than some water lilies - Anaerobic

- Initial deep pool where runoff enters wetlands - Dissipates runoff’s energy - Zone of settlement for gross solids, removed periodically - Must be accessible by heavy equipment

DWE flow to stormwater system (wetland)

LWT

FC = FLOOD CONTROL OP = OVERBANK PROTECTION WQv = WATER QUALITY VOLUME DWE = DESIGNED WATER ELEVATION AT NORMAL POOL LWT = SEASONALLY LOW WATER TABLE LEVEL

flow to sand filter during drought - Clean, treated runoff from wetlands flows into ocean, stream, river, etc.

5'

0 flow to receiving waters

E

0m

10' 1m

20' 5m

contamination & stormwater systems


R8a 6-4 c6-4

c5-3 c5c5 5

m1 m m1-5 c6-4 c6-2a

m1-5 m1 m1-5 m

35.

0m

100% open

residential

36% open

commercial

R8

R8b

R8b entertainment c1-6

m1-1 r5 m1-1 r6

m3-1 m2-1 m3-1

m2-3 c1-7a c6-4 m1-6

m3-1

m2-3

c2-2

c1-6a

c4-4 c6-2A

park c4-4

light manufacturingc2-8

c6-4A

r8a

park space

residential

commercial

R6

c6-3

m3-1

R7b

c6-Aentertainment

c4-2

R8a

c1-6

park space

m1-5

park

c1-6a

m2-3 m1-5

park

residential

m1-1

commercial

r6 m1-2

c1-2

m1-1

park

park

park space

example far = 3.0

c5-2

m1-6 m1-6

c2-6A

m2-3

c4-3

c4-2

R9A R6

m1-6

park

c2-2

4%

m1-6

c6-3

m2-3

r6 c4-3

time

park space

64% open

RR8

c6-2a c666-2a R7b R8a 11-5 m1-5 R7b c6-2 R8a R7b c6-4 R8 16% c6-3 R7bb R8b

35.0m

cc6-44 c6

c2-2

chelsea existing zoning

c6-5

willets point existing zoning

generic far blocks & open space requirements

m1-5 c6-2

residential

willetâ&#x20AC;&#x2122;s point proposed zoning (1:5000)

zoning based on open space

open space parameters

density

r8 - mid-rise, large zoning lots (far: 0.94 - 6.02)

r2 - SINGLE FAMILY DETACHED HOMES (FAR: 0.5)

- grocery stores, restaurants and beauty parlors. - within residence districts, serve the local retail needs of the surrounding residential neighborhood. - In mixed residential/commercial buildings, commercial uses are limited to one or two floors and must always be located below the residential use.

r9 - high density apartment buildings (FAR: 0.99 - 7.52)

c2 - c1 with residential (far: 1.0 - 2.0)

- tower height controlled by a minimum lot coverage requirement - at least 55% of the floor area on the zoning lot must be located below a height of 150 feet. - typically 387 to 425 dwelling units per acre. - open space ratio (OSR) from 1.0 to 9.0.

- permit a slightly wider range of uses THAN C1: funeral homes and repair services. - In mixed residential/commercial buildings, commercial uses are limited to one or two floors and must always be located below the residential use.

r5 - LOW-MID DENSITY BUFFER (FAR: 1.25)

m1 - light industrial (FAR: 1.0-12.0)

c4 - general commercial districts (far: 1.0 - 10.0)

- Three-story attached houses and small apartment houses. - typically up to 72 dwelling units per acre. - can provide a transition between lower- and higherdensity neighborhoods

- woodworking shops, auto storage and repair shops, wholesale service, storage facilities, multistory lofts, knitting mills, printing plants and wholesale - often an industrial front yard or a buffer to adjacent residential or commercial districts. - Offices and most retail uses are also permitted.

- specialty and department stores, theaters and other commercial and office uses - Uses that would interrupt the desired continuous retail frontage, such as home maintenance and repair service stores not allowed.

r6 - BUILT-UP MEDIUM DENSITY HOUSING (FAR: 0.78 - 2.43)

m2 - MEDIUM INDUSTRIAL (far: 2.0 - 5.0)

c5 - restricted CENTRAL COMMERCIAL DISTRICT (far: 4.0 - 15.0)

high density residential

low density residential

r4 - ALL HOUSING TYPES (FAR: 0.75) - all types of housing at a slightly higher density than permitted in R3-2 districts. - attic allowance of up to 20% for inclusion of space under the pitched roof common to these districts, usually produces buildings with three stories. - typically up to 45 dwelling units per acre.

- Required performance standards are lower than in M1 districts. more noise and vibration are allowed, smoke is permitted and industrial activities need not be entirely enclosed, Except when borderING a residential district, - mainly in older industrial areas along the waterfront.

- row house neighborhoods to large-scale "tower in the park" developments. - typically up to 176 units per acre. - OPEN SPACE RATIO (OSR): 27.5 - 37.5

r7 - medium-density apartment buildings (far: 0.87 - 3.44)

- offices, High-end retail establishments, Luxury department stores, large office buildings, and mixed buildings with residential space above office or commercial floors. - Home maintenance services, auto rental establishments, illuminated signS not permitted.

c6 - General Central Commercial District (FAR: 6.0 - 15.0)

m3 - HEAVY INDUSTRIAL (FAR: 2.0) - power plants, solid waste transfer facilities and recycling plants, and fuel supply depots. - heavy industries that generate noise, traffic or pollutants. - usually located near the waterfront and buffered from residential areas.

- encourages low apartment buildings on smaller zoning lots and, on larger lots, taller buildings with low lot coverage. - typically 208 and 226 dwelling units per acre. - open space ratio (OSR): 15.5 - 25.5.

- corporate headquarters, large hotels, entertainment facilities, retail stores and high-rise residences in mixed buildings.

citi field stadium

a

c1 - local shopping & services (far: 1.0 - 2.0)

- mid-rise, eight- to 10-story apartment buildings to much taller, narrower buildings set back from the street on large zoning lots.. - typically 295 to 387 dwelling units per acre - open space ratio (OSR): 5.9 - 11.9

- DEVELOPMENT limited exclusively to single-family detached houses. - typically up to 11 houses per acre. - Open space ratio (OSR): 150.0

medium density residential

new york zoning districts & typical building typologies

r7-1

bioswale

capped contaminated soil

stormwater treatment

(severe contamination)

126th st.

site section a, east - west, year 25 (1:750)

whitestone parkway

college point

b

site section a, north - south, year 25 (1:750)

flushing river

stormwater treatment wetland

urban systems


r6 - residential

bridge typology

r fa

r: 2

r fa

.0

r fa

r fa

.0

building codes

bridge typology

r: 1

r: 2

r: 1

adaptive typology

.0

.0

r7 - residential

proposed building catalog (max. far)

cut typology

35m

r fa

r fa

r: 3

.0

.0

r fa

r fa

r fa

.0

.0

zoning far available building area

36% open space

r: 2

r: 1

r: 3

r: 2

r: 1

.0

r fa

# of stories

784 sq. m available building area

35m r fa

r8 - residential

cut typology

.0 building height defined by max. zoning far divided by amount of buildable area per lot.

r: 3

r fa

.0 r fa

r: 4

.0

r r fa far: 3. 0 r: 1 .0

r: 4

r fa

.0

r: 1

.0

r9 - residential

cut typologies will always be taller than bridge typologies to accommodate the same Floor area ratio in a smaller footprint.

r: 7

r fa

r fa

.5

.0

r: 3

r: 1

r fa

r: 7

.0

.5

.0

r: 3

r fa

north

.0 footings/pilotis south of a green path must be no more than 1m wide in the e-w direction to allow for sunlight penetration and visibility.

r: 1

.0

c2 - commercial

.0

r: 5

r fa

r fa

r: 4

c r fa far: 2 r: 4 .0 .0-7 .5

c fa

.0

c r fa far: 2 r: 4 .0 .0

c r fa far: 2 r: 4 .0 .0-7 .5

r: 2

.0

south

r fa

c4 - commercial

c fa

r: 4

.0

c fa

c fa

r: 4

r: 2

.0

c fa

c fa

.0

r: 4

.0

r: 2

.0

.0

25°

25°

c5 - commercial

south

r fa

c fa

r: 1

c fa

0.0

.0

c fa

.0

.0 cf r fa ar: 10 r: 1 .0 0.0

r: 2

r: 1

r: 2

.0

r: 6

c fa 0.0

north

where adjacent to a green path, buildings to the south shall not penetrate a 25 degree solar exposure angle to ensure adequate sunlight reaches plants. commercial buildings shall be faceted.

r: 6

c fa

r: 6

c fa

north

where a building bridges a green path, the overhead clearance at the south building edge shall be no less than 10m and 6m for a stormwater channel.

r: 4

c r fafar: 4 r: 4 .0 .0

6m

r fa

r fa

r: 5

10m

r fa

.0

c fa

r: 2

.0

c6 - commercial

25°

south

c fa

r: 4

c fa

r: 6

m1 - manufacturing

r fa

.0

c fa

c fa

r: 6

.0

.5

r: 6

r: 4

.0

where adjacent to a green path, buildings to the south shall not penetrate a 25 degree solar exposure angle to ensure adequate sunlight reaches plants. residential buildings shall be terraced.

r: 7

c fa

north

.0

r fa c far: r: 7 6.0 .5-9 .0

.0

Ø

c fa

street

r: 5

mf ar:

5.0

mf ar:

mf ar:

2.0

5.0

mf ar:

mf c fa ar: 5. r: 5 0 .0

2.0

mf ar:

5.0

r fa

.0

r: 4

c fa

.0

where adjacent to a street, buildings shall not penetrate the sky exposure plane and meet building height restrictions per nyc zoning codes.

r: 3

m c fa r fa far: r: 5.0 r: 7 5.0 .5

mf ar:

bioswale

35m

(stormwater treatment)

poplar grid

.0

2.0

pedestrian bridge 5m

willets point

flushing river submerged van wyck espressway

median bioswale

capped bioswale

capped contaminated soil (severe contamination)


N 0

100

50

200m

plan of proposal, year 50 (1:3000)

b

a

downtown flushing

0 1m 5m 10m

30m

50m

a

stormwater treatment wetland

b

flushing river

contextual studies


build out scenario 1 - greater landowner hold out (More wetland area, fewer new buildings, new road system accommodates existing network)

build out scenario 2 - commercial interface & manufacturing corridor (More wetland area near river, new buildings primarily along 126th st, manufacturing corridor as impediment to connectivity)

N

build out scenario 3 - new development adjacent to citifield & downtown flushing (wetland buffer adjacent to development, localized development with sparse development in between)

build out scenario diagrams


dismantling/deploying scenario, year 5

urban rebuilding scenario, year 15

high density urban growth scenario, year 50

URBAN STREETSCAPE OVER TIME


enlarged plans (1:1000)

2 v 1

N 0

10

25

existing condition

50 m

35m

35m

year 0 - intervention

year 5 - densification

year 15 - dismantling

year 50 - rebuilding

urban landscape studies


dismantling/deploying scenario, year 5

urban rebuilding scenario, year 15

medium ensity urban growth scenario, year 50

urbaN WETLAND INTERFACE OVER TIME


Dismantling/Rebuilding: A Framework for Willets Point