Made in Brownsville New York City Brooklyn
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Made in Brownsville
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Made in Brownsville New York City Brooklyn
04.2014 University of Michigan Taubmaun College of Architecture + Urban Planning
Grant Block Sergio Escudero Jia Fang Eric Huntley
Yujia Liu Yun Shi Roy Strickland Simiao Wang
Copyright Type set in
2014, The Regents of the University of Michigan All Rights Reserved Univers
Special thanks to Municipal Arts Society New York City
Joanne Crispe Mike Ernst Aileen Gorsuch Raju Mann Mary Rowe Casey Uy Karyn Williams
Foreword Executive Summary Analysis Made In Brownsville Appendices
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Foreword Roy Strickland Professor of Architecture
This report is the result of the third in a series of design studios held at the Taubman College of Architecture and Urban Planning focused on New York City Public Housing Authority (NYCHA) projects. Prior studios looked at NYCHA properties in Manhattan’s Lower East Side and Astoria in Queens. The studio presented here makes proposals for NYCHA projects in Brownsville, Brooklyn, one of the largest concentrations of public housing in the United States. Like its predecessors it is exploratory rather than definitive, presenting ideas for discussion by NYCHA and its residents as they identify potentials for improving the quality of project life while strengthening Brownsville’s links to New York City’s educational, employment and cultural opportunities. There are 343 NYCHA developments covering approximately 2,500 acres in the five boroughs. That’s three times the area of Central Park. Most of this housing is built on “superblocks” leaving 80 percent and more of the land open. Such space provides the opportunity to enhance communities throughout the city – for project residents, neighbors and all New Yorkers – as the city
contends with affordable housing shortages, the need to generate revenues for the maintenance and repair of NYCHA projects, current NYCHA residents’ needs for employment and primary through post-secondary education and an anticipated increase in the city’s population of 1.1 million people between 2000 and 2030. As the Taubman College studios show NYCHA projects can address these challenges by providing land for new housing, schools, jobs, college campuses, research centers, parks and recreation facilities – without demolition of existing housing and displacement of current residents. Although pedagogical and speculative in nature the Lower East Side, Astoria and Brownsville design studios highlight NYCHA’s opportunity to develop an arc of vibrant neighborhoods across New York as part of a coordinated planning initiative. With 400,000 residents NYCHA houses a population the size of Denver. Here lies the potential for designing what amounts to a new city serving existing and new residents, businesses and institutions – a compelling prospect for New York in the 21st Century.
Top: Master of Urban Design Studio Concept for Lower East Side. New buildings shown in blue indicate potential for 22-million square feet of new mixed-use development along East River. Center: Master of Urban Design Studio Concept for Astoria. Spaces between NYCHA buildings provide room for new streets, small businesses and additional housing. 10
Bottom: Master of Urban Planning Studio Concept for Brownsville. New learning, employment and residential opportunities are integrated with NYCHA projects and adjacent blocks to reinforce Brownsville’s vitality.
Made in Brownsville
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Executive Summary
Made in Brownsville is a collection of neighborhood development proposals that recognize the social and physical value of existing public housing stock, social institutions, and other local assets in Brownsville while also making the neighborhood more connected and visible to surrounding Brooklyn and New York City as a whole. It favors strategies that strengthen rather than displace existing opportunities for Brownsville residents and businesses to thrive. It also seeks to enhance the neighborhood’s buildings and spaces by advocating for high quality construction, dense, active, building types, and affordable housing. According to PlaNYC 2030, over 1,000,000 new New Yorkers will be calling the city home by 2030. Mayor Bill di Blasio has very publicly called for reinvestment in public and affordable housing as a means of combating the spread of unaffordable rental markets in New York City. As the neighborhood in the city (and, indeed, the country) with the highest concentration of public housing, this positions Brownsville as a place of great opportunity. Made in Brownsville affirms that, given the city’s growth and shortage of affordable housing, public housing is an invaluable asset. It makes this affirmation actionable by proposing sensitive (and sensible) construction on the undeveloped land that surrounds public hous-
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Made in Brownsville
ing; this new development has the potential to expand residential, commercial, and even educational opportunity while also respecting Brownsville’s historic built vernacular. Made in Brownsville positions the neighborhood as central to Brooklyn. It aims to better serve its residents by not only increasing the variety of activities taking place, but also by attracting and creating new amenities that can be enjoyed by all of Brooklyn. These include: • Improved transit connectivity to surrounding neighborhoods. • New street connections that improve circulation within the neighborhood. • New flexible workspaces, including spaces for technology industry. • Innovative residential and commercial structures. • Visible, active, educational facilities spanning all age groups. • Programs to promote skill-sharing.
our work in Brownsville as a holistic project, displaying the work of individual design teams as a collective, highly transformative intervention. Following this presentation of Made in Brownsville as a whole are focused projects developed by the studio’s five design teams. Though focusing on housing, education, industry, commercial activity, and connectivity respectively, there is significant overlap between their physical spaces and programmatic approaches that ensures a certain unity of vision. Ultimately, as a combination of physical and programmatic proposals, Made in Brownsville envisions a future for Brownsville in which the energy of the neighborhood’s esidents, the innovation of its businesses, and the quality of its amenities ensure that it is a place essential to its city. One in which it is possible to learn, to make, and to provide.
The report begins first with an analysis of existing conditions in Brownsville, including geographic physical, social, demographic, and historical, approaches. Following this analysis we present
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Made in Brownsville
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Analysis
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Made in Brownsville
Geographic Context Historic Context Social Analysis Spatial Analysis Assets and Opportunities
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Geographic Context
Occupying an almost two square mile portion of Eastern Brooklyn and home to 83,823 New Yorkers, Brownsville sits between Crown Heights to the northeast, Ocean Hill to the north, East New York to the East and Canarsie to the South. It is a densely populated neighborhood, with an average density exceeding either New York City or Brooklyn. Denser yet is the Made in Brownsville focus area in the neighborhood’s northeast section. Due, in part, to the neighborhood’s unusually high concentration of public housing projects (the highest in the nation), the area’s 31,945 residents live overwhelmingly in public housing projects sited between Livonia Avenue, Rockaway Avenue, Belmont Street, and Junius Street.,
Focus Area
Brownsville
Brooklyn
New York City
Population
31,945
83,823
2 512 740
8 199 221
Density Residents per mile2 Residents per unit
48,050 2.5
45,973 2.4
35 482 2.7
27 092 2.6
0.74 100% 0%
1.82 100% 0%
96.92 73% 27%
468.48 65% 35%
Area mi2 Land Water
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Made in Brownsville
Queens
East
River
Manhattan
Brownsville
Brooklyn
Jamaica Bay
Lower Bay
1 mile
2 miles
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Historical Context
Mostly Jewish
1860
1850
250 houses
in “Brown’s Village”
Farming Land
William Suydam Parcelled the land
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1900
1880
Dutch
1911
1883 1887
Elias Kaplan
led the first large Jewish immigration
Pikin Avenue
Construction begins on the neighborhood’s historic commercial street.
Made in Brownsville
ay Aven Rockaw
venue Pitkin A e
ue
t Avenu
Belmon
Hughes Apartments Browsville Housese
Van Dyke I Van Dyke II
Livonia
Avenue
African American
1968 1970
1950 1948
1955
Today
1960 1964 1968
Teachers’ Strike Urban Renewal Begins
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Social Analysis
This section will situate the Made in Brownsville study area within both the Borough of Brooklyn and New York City as a whole. By comparing social conditions in the study area to their larger context, we sought to better understand the existing assets and needs of the neighborhood. All data is sourced from the 2010 United States Census as well as the 2010 and 2009 American Community Survey 5-Year Estimates.
Brownsville
Brooklyn
New York City
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Made in Brownsville
Social Analysis
Population Characteristics
The 31,945 people that make their homes in Made in Brownsville’s study area are distinct from New York City and Brooklyn in a number of ways. The population is over 80% Black or African-American, compared to 34% and 25% in Brooklyn and New York City respectively. A relatively large percentage of this community identifies as being Black or African-American, as opposed to being ethically Sub-Saharan African or West Indian (though we should note that during our visit to Brownsville, a large West Indian population was a very visible part of the single-family neighborhoods surrounding our study area). This is echoed by the fact that comparatively few study area residents are foreign-born. The population is also overwhelmingly female, a very large percentage of whom singly head households (singly-family households represent 38% of all households). The neighborhood is also younger than the average for either New York City or Brooklyn; a large portion of these young people (55%) live in poverty.
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Social Analysis
Population Characteristics
31,945 Residents in study area. 2,512,740 in Brooklyn 8,199,221 in NYC
Population
80.5% Black/African-American 34.2% in Brooklyn 25.2% in NYC
White Black/African-American Other
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Made in Brownsville
18.9% Foreign-born residents. 38.3% in Brooklyn 36.9% in NYC
Native-Born Residents Foreign-Born Residents
18.6%
Sub-Saharan African or West Indian 34.2% in Brooklyn 25.2% in NYC
Sub-Saharan African West Indian Other Black/African-American
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Social Analysis
Population Characteristics
29.3% Population under 18 23.8% in Brooklyn 21.6% in NYC
Population Under 18 Population Over 18
55%
Childhood poverty rate 32.5% in Brooklyn 28.9% in NYC
Children Living Below the Poverty Line Children Living Above the Poverty Line
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Made in Brownsville
61:39 Female : Male
52.8:47.2 in Brooklyn 52.5:47.5 in NYC
Male Female
38%
Single-parent households. 14.9% in Brooklyn 13.9% in NYC
Single-Parent Households Other Households
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Social Analysis
Educational Attainment
Residents in the study area have relatively low levels of educational attainment. 29.6% of residents have less than a high school diploma (or equivalent) and 9.4$ of high schoolers drop out. This speaks to a clear need for improved educational facilities and programming.
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Made in Brownsville
29.6% Less than H.S. Diploma 21.9% in Brooklyn 20.6% in NYC
Less than a High School Diploma More than a High School Diploma
9.4% Drop-out rate
5.8% in Brooklyn 6.5% in NYC
Students dropping out of High School Students staying in High School
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Social Analysis
Economic Opportunity
Rates of unemployment in the Made in Brownsville study area are almost double that of New York City and Brooklyn (19% compared to ~10%), a fact reflected by its slow Median Household Income ($23,796, compared to $45,877 in Brooklyn). There are also low rates of entrepreneurship in the neighborhood (as indicated by self-employment), which speaks to low levels of marketable skill attainment among the population.
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Made in Brownsville
19% Unemployment
10.3% in Brooklyn 10.2% in NYC
Unemployed Residents Employed Residents
4.7% Self-employment rate 9.4% in Brooklyn 9.8% in NYC Private Sector Employment Public Sector Employment Self-Employed Non-Profit/Other
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Social Analysis
Economic Opportunity
$23,796 Median household income $45,877 in Brooklyn $52,625 in NYC
Median Household Income
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Made in Brownsville
Social Analysis
Housing Characteristics
Of the 12,753 housing units, only 16% of these units are owner-occupied, and 7% currently lie vacant. This low rate of vacancy and high rate of rentership are both likely skewed by the fact that out study area is dominated by public housing units, which are rented and very rarely lie vacant (the waiting list for public housing is hundreds-of-thousands of people strong). Similarly, the fact that 36% or housing units are n buildings containing more than 50 units (a statistic exceeding even New York City’s average 31.2%) also reinforces the dominance of public housing in the Made in Brownsville study area. However, this dominance brings with it some very attractive advantages. Perhaps first among these is the fact that, on average, renting a unit costs only $661 per month within our study area, compared to rents almost double that high in Brooklyn and New York.
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Social Analysis
Housing Characteristics
12,753 Housing units
998,773 in Brooklyn 3,371,464 in NYC
Housing Units
16%
Owner-occupied housing 29.8% in Brooklyn 32.3% in NYC
Owner-Occupied Housing Renter-Occupied Housing
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Made in Brownsville
7% Vacancy rate
8.7% in Brooklyn 9.1% in NYC
Vacant Units Occupied Units
36%
Live in 50+ unit housing 20.3% in Brooklyn 31.2% in NYC 1 - 2 Units 3 - 10 Units 10 - 49 Units 50+ Units
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Social Analysis
Housing Characteristics
$661 Median gross rent
$1,131 in Brooklyn $1,184 in NYC
Median Gross Rent
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Made in Brownsville
Social Analysis
Transportation
Residents of the Made in Brownsville study area are exceptionally transit-dependent; 70% rely on public transit to get to work, compared with 61.2% in Brooklyn and 56.6% in New York City. This is not an exceptional challenge for Brownsville as it is well-connected to the New York Metro, the Long Island Railroad, and a variety of bus routes. However, of those that commute to work in Brownsville, an extraordinary 32% commute more than an hour to their job. It could be argued that this speaks to a lack of immediate job opportunities in Brownsville. However, as long commutes are also common in Brooklyn and New York City, it additionally speaks to the degree to which the modern city is not simply confined to neighborhoods, but has instead been distributed.
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70%
Depend on public transit 61.2% in Brooklyn 56.6% in NYC Car, Truck, Motorcycle, or Van Public Transit (Including Taxicabs) Walked Bicycle and Other
32%
Commute > 60 minutes 25.6% in Brooklyn 23.8% in NYC Less Than 10 Minutes 10 - 29 Minutes 30 - 59 Minutes More than an Hour
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Made in Brownsville
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Physical Analysis
Building Typologies
Building typologies are a means of categorizing and understanding the physical characteristics of the study area’s built environment, ascertaining the primary uses of buildings through their form, and examining the physical manifestation of the city’s zoning regulations. The neighborhood contains many building types; particularly diverse are the study area’s residential buildings. All of the study area’s residential structures stand within areas zoned R-6, a zoning designation that tends to contain built-up, medium-density areas in Brooklyn, Queens and the Bronx. According to the Department of City Planning, “[t]he character of R6 districts can range from neighborhoods with a diverse mix of building types and heights to large-scale ‘tower in the park’ developments” (Department of City Planning 2014), a character we see throughout the study area and Brownsville. Along commercial and industrial spines that are zoned C1-4 and C4-3, the buildings tend to be either mixed commercial and residential row buildings (e.g., the denser portions of Pitkin and Rockaway) or larger industrial and institutional structures (e.g., the study area’s northeastern portion).
6
3
9 11
10 2
5
8
4
1
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Made in Brownsville
High Rise Residential 2
3
R-6
1
Floor:16
FAR: 2.97
Floor: 22
FAR:2.02
Floor: 10
FAR: 2.39
Mid Rise Residential
Institutional 5
6
11
R-6
C1-4
4
Floor:6
FAR: 2.29
Low Rise Residential
FAR: 1.26
Floor: 7
Institutional
FAR:1.73
Commercial Mixed Use 9
8
Floor:1-2
FAR: 1.29
Low Rise Residential 10
R-6
C4-3
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Floor:3-6
Floor:3
FAR: 1.34
Floor:5
FAR: 5
From Left to Right: Floor:5 Floor:2 Floor:3
FAR: 3.62 FAR: 1.92 FAR: 1.84
Floor:2
FAR: 1.52
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Physical Analysis
Historical Comparison
Pitkin Avenue in the 1930s and today.
Belmont Avenue in the 1930s and today.
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Historical Pictures from Wedell Pritchett, Brownsville, Brooklyn-Blacks, Jews, and the Changing Face of the Ghetto
Made in Brownsville
Brownsville Houses in the 1950s and today.
Neighborhood fabric in the 1950s and today.
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Physical Analysis
Brownsville Today
Looking North toward the Tilden Houses from Livonia Avenue.
Betsy Head Field House and Pool on the corner of Dumont Avenue and Thomas S. Boyland Street.
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Made in Brownsville
Former Public School on the corner of Blake Avenue and Rockaway Avenue.
New York Metro elevated rail line running above and along Livonia Avenue.
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Physical Analysis
Street Pattern and Street Section
Brownsville is a primarily residential neighborhood located in eastern Brooklyn; for much of its area, the neighborhood maintains a fairly traditional street pattern along its east-west avenues and north-south streets. Neighborhood blocks tend to be fairly small (260 ft by 560 ft) in both commercial and residential areas. However, the Made in Brownsville study area, bounded by E. New York Ave. on the north, Livonia Avenue on the South, Rockaway Avenue to the West, and Junius Street to the East, is interrupted by several large super blocks containing public housing projects. These super blocks permit pedestrian circulation during the day but can feel isolated and dangerous at night; they also serve to divert pedestrian foot traffic from the neighborhood’s primary thoroughfares. Most streets within Brownsville provide on street parking, sidewalks, and street trees. However, road conditions suggest a need for improved, more consistent maintenance.
Powell St.
E. New York Ave.
Christopher St. Rockaway Ave. Bristol Ave. Thomas S Boyland Blvd.
Liberty Ave. Glenmore Ave. Pitkin Ave.
Sutter Ave.
Blake Ave.
Dumont Ave. Livonia Ave.
Riverdale Ave. Newport St. Lott Ave.
Hegeman Ave.
Junius St.
Sackman St.
Mother Gaston Blvd. Osborn St.
Linden Blvd.
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Chester St.
Made in Brownsville
Mother Gaston Boulevard
Rockaway Avenue
Livonia Avenue
Belmont Street
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Physical Analysis
Public Transit
Brownsville is a neighborhood that feels, as it approached from any direction, as though it is at the end of the line. While it is wellserved by both the New York Metro (the 3, L, A and C lines all have fairly proximate stops) and the city’s bus system it is distant from Manhattan and, indeed, much of western Brooklyn. As a neighborhood, Brownsville is highly dependent on these connections; over 70% of those living in the Made in Brownsville study area are dependent on public transportation to get to work, a rate higher than that in either New York City or Brooklyn. Furthermore, 32% of these commutes last longer than 60 minutes, reinforcing the notion that Brownsville is a neighborhood connected but distant from employment opportunities and from the broader city of which it is a part.
Brownsville
Subway Routes
Railroad
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Made in Brownsville
TO LGA AIRPORT SUBWAY+BUS 1 hr 30 min DRIVE 20 min
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: Rre
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TO MANHATTAN (WALL ST,) SUBWAY 30 min DRIVE 20 min
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MTA: Bay
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Land Use
EXISTING Commercial Residential Green Space Education Industrial Focus Area
1,500 ft.
50
NEW
Edu./ Industrial Transportation Res./ Commercial Ind./ Residential Industrial
Ind. / Commercial Res./ Education Residential Commercial Edu./ Commercial
Made in Brownsville
AN
IN D E VA N S
REN
C H R IS
TO P H E
R
AN
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S AC K M
RN ORD
OSBO T H AT F
S POWE
HOPK
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WAY ROCKA ER
BLAKE CHEST
IN S O N Y HERZL
D
S TO ER GA
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M OT H
L E G IO
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S A R AT
GRAFT
N
C H R IS
S T R AU OGA
TO P H E
SS
R
98
1500 FT
TH
S WAT K IN
AN
HEGEM
ALE
R IV E R D
S AC K M
L
IN S WAT K
B R IS TO
AMBO
H O WA R
IA L IV O N
ORT
NEWP
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NT DUMO
R SUT TE
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P IT K IN
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Y L IB E R T RK YO W NE
LO T T
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Zoning
Most of the area in Brownsville is zoned R-6, which tend to contain built-up areas of medium density. Commercial overlays (C1-3, C2-3, and C8-2) are present along streets that serve local retail needs, such as Pitkin Avenue and Rockaway Avenue. The northeast part of Brownsville is a manufacturing district zoned M1-1, M1-4, and M4-3, despite its adjacency to a residential district. In these zones, a variety of industrial uses are permitted including woodworking and auto repair shops as well as commercial uses like offices and hotels.
Residential District R-6
Commercial overlays mapped within residential district C1-3 C2-3 C8-2 Manufacturing District M1-1 M1-4 M4-3 Park
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Made in Brownsville
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Floor Area Ratio
In the R-6 areas that dominate Brownsville the floor area ratio (FAR) is limited to 2.0 - 3.0. However, the average floor area ratio in Brownsville is 1.07, indicating that the neighborhood is significantly underbuilt and that there are plentiful opportunities for new construction. Within the public housing project blocks, land is similarly underutilized. Their FAR ranges from 1.19 to 2.97 with an average of 1.51. This suggests that Made in Brownsville’s proposals to build additional housing, storefronts, schools, and industrial structures into the neighborhood fabric are very much within the limits of the city’s existing zoning code and would in fact serve to bring Brownsville closer to the code’s suggested built density.
1.6 2.6 4.2
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Made in Brownsville
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Challenges and Opportunities: Citywide
NYC Plan 2030
1 Million
New Residents by 2030
Mayor De Blasio
Mayor De Blasio
200,000
New Affordable units in 10 years
$300 Million
for pre-K eduction
“Made in Brownsville� Strategies
Develop new housing on underutilized sites
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Develop housing within existing housing projects
Diversify residential typologies
Revitalize school infrastructure
Made in Brownsville
NYC Plan 2030
Improve
connectivity to work
Create spaces and streets safe for pedestrians and bikers
NYC Plan 2030
NYC Plan 2030
Promote
employment
Propose new connections to employment centers
Increase employment opportunities, using existing resources
Increase
economic opportunities
Connect education to employment opportunities
Reinforce commercial core and propose new program
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Challenges and Opportunities: Study Area
U.S. Census
29.3%
Population Under 18
U.S. Census
U.S. Census
55%
Childhood Poverty Rate
4.7%
Self-Employment Rate
“Made in Brownsville� Strategies
Develop new housing on underutilized sites
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Develop housing within existing housing projects
Diversify residential typologies
Revitalize school infrastructure
Made in Brownsville
U.S. Census
12,753
Housing Units
Create spaces and streets safe for pedestrians and bikers
U.S. Census
U.S. Census
$661
Median Gross Rent
Propose new connections to employment centers
Increase employment opportunities, using existing resources
32%
Commute More Than 60 Minutes
Connect education to employment opportunities
Reinforce commercial core and propose new program
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Made in Brownsville
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Made in Brownsville
Overview Focus Area
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Vision
Made in Brownsville leverages the catalytic potential of Brownsville’s human, built, and institutional assets while expanding opportunities for living, working, and learning in one of New York City’s most historic neighborhoods. This collection of proposals envisions a future Brownsville that is reinvigorated and broadly interconnected: a new center, essential to the city, where educational and economic opportunity are plentiful. It effects positive neighborhood change by:
• Preserving and enhancing existing public housing. • Introducing new schools, job centers, and housing in the • • •
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neighborhood’s underused spaces. Linking the community’s resources to its residents through active streets and public spaces. Reinforcing Brownsville’s identity. Connecting the neighborhood to surrounding assets and opportunities in Brooklyn and New York City.
Made in Brownsville
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Site Plan
Residential 1
Brownsville Homes
2
Van Dyke
3
Teacher Housing
4
Senior Housing
Education 5
Community College
6
Pre-K and Elementary School
7
Live/Learn Spaces
Employment 8
Christopher Ave Institute of Technology
9
Liberty Learning Center
10
Junius Auto Mechanic Institute
Commercial
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11
Pitkin
12
Belmont Core
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Livonia Mixed Use Corridor
Made in Brownsville
9 ork wY
Ave
Ave
Liberty
e
er Ave
St
re Ave
Glenmo
8
Blvd
a Rockaw
Gaston
Osborn
Mother
h Christop
t Junius S
EN
y Ave
ve Pitkin A
11 t Ave
Belmon
4
12
3
ve Sutter A
5 7
2
arkway
Blake P
10
6 Dumont
1
Livonia
Ave
Ave
N
500 FT
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Made in Brownsville Concept
Made in Brownsville is based on a very simple idea: that a selfsufficient, vital neighborhood is one that is able to provide for residents while attracting visitors, offer learning opportunities to those of any age and skill level that seek it, and make goods that it can both consume and export. The diagram on the right illustrates this framework. That selfsufficiency and vitality are cyclical concepts that entail LEARNING, MAKING, and PROVIDING: Learning builds the social capital and skills necessary to make the goods and services that provide for residents and visitors.
MAKE
LEARN
66
PROVIDE
Made in Brownsville
Made in Brownsville Concept
Made in Brownsville’s collection of urban design proposals, by suggesting sites for LEARNING, MAKING, and PROVIDING, suggest one way in which the cycle on the previous page might be enacted in Brownsville. The diagram to the right is a illustrative, conceptual sketch that loosely follows the geography of the neighborhood. From the north arcing south there are countless sites for making within our proposed expansion of industrial uses (purple) in the neighborhood. Within this arc, there is housing (yellow) of different intensities, which id supported by industry and reliant on goods and services offered in commercial cores and along commercial corridors (red). These are bouyed by educational facilities (blue) that form both a throughway and a visible anchor for the neighborhood along Blake Parkway.
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Program Summary & Build Out
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Residential
+ 2 365 000 sq ft
Commercial
+ 215 400 sq ft
Educational
+ 374 500 sq ft
Flexible Work
+ 1 340 400 sq ft
Office
+ 110 700 sq ft
Green and Public
+ 500 000 sq ft
Made in Brownsville
Phase One (1-3 Years) 850 100 sq ft 51 400 sq ft 139 000 sq ft 896 000 sq ft 30 500 sq ft 260 000 sq ft
Phase Two (4-7 Years) 824 000 sq ft 140 000 sq ft 191 000 sq ft 330 000 sq ft 28 000 sq ft 250 000 sq ft
Phase Three (8-10 Years) 451 000 sq ft 24 000 sq ft 28 000 sq ft 28 000 sq ft 19 000 sq ft
Phase Four (11+ Years) 240 000 sq ft 92 000 sq ft 92 000 sq ft 33 000 sq ft
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Phasing
Phase One (1-3 Years)
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Phase Two (4-7 Years)
Made in Brownsville
Phase Three (8-10 Years)
Phase Four (11+ Years)
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Site Section
North-South Section
Belmont Ave
Rockway Avev
Chester St
Bristol St
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Pitkin Ave
Glenmore Ave
East-West Section
Made in Brownsville
Livonia Ave
Dumont Ave
Blake Pkwy
Sutter Ave
Junius St
Powell St
Sackman Ave
Christopher Ave
Mother Gaston Ave
Osborn Ave
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Proposed Floor Area Ratio
After our proposal, the floor area ratio of this area range from 1.23 to 5.20. Blocks south to Pitkin Ave and Sutter Ave are above the FAR limits. Other area still qualify to the zoning map.
1.6 2.6 4.2
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Made in Brownsville
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Proposed Land Use
EXISTING Commercial Residential Green Space Education Industrial Focus Area
1,500 ft.
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NEW
Edu./ Industrial Transportation Res./ Commercial Ind./ Residential Industrial
Ind. / Commercial Res./ Education Residential Commercial Edu./ Commercial
Made in Brownsville
IN D E VA N S
REN
TO P H E
R
AN
J U N IU
S AC K M
S POWE
LL
M OT H
S TO ER GA
N
N
C H R IS
S T R AU OGA
TO P H E
SS
R
98
TH
LO T T
1,500 ft
ORT
NEWP
C H R IS
WAY ROCKA ER
BLAKE CHEST
IN S O N
L E G IO
ON
S A R AT
GRAFT
S WAT K IN
AN
HEGEM
ALE
R IV E R D
AN
RN ORD
OSBO T H AT F
HOPK
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D
IA L IV O N
S AC K M
L
IN S WAT K
B R IS TO
AMBO
H O WA R
NT DUMO
R SUT TE
NT BELMO
P IT K IN
o re G le n m
Y L IB E R T RK YO W NE
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Focus Area Index
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Brownsville Homes
C
R
92
Van Dyke Housing
R
C
102
Blake Parkway
E
R
C
122
Employment Corridor
C
R
C
140
Pitkin Avenue
C
144
Belmont Avenue
C
R
160
Livonia Avenue
C
R
176
Connectivity
C
C
C
C
Made in Brownsville
122
140 144
80 92
102
160
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Van Dyke I Houses
C
R
C
Yujia Liu
“Brownsville has the highest concentration of public housing developments in New York City (New York City Housing Authority) and 48 percent receive income support in the form of public assistance, SSI, and/or Medicaid (New York City Department of City Planning, 2011).” (Suvi Hynynen 2011:1) According to NYCHA, there’s 6-billion-dollar capital need for public housing in New York alone. Our proposal is to take advantage of the full complement of available housing programs to achieve the Mayor’s goal of 6,000 affordable housing units on NYCHA property. Van Dyke I Houses is one of the large public housing project in Brownsville, Brooklyn. It provides more than 1,600 units of affordable housing in New York City.
N
500 FT
Suvi Hynynen (2011). Community Perceptions of Brownsville.
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Made in Brownsville
500 New
Units of Public Housing
100,594
Square Feet of Public Park Space
90 New
Units of Teacher Housing
1 New
Community College
ve Sutter A
t
Powell S
n St
Sackma
e
Gaston
pher Av
Christo
Mother Ave
N
500 FT
Site Plan
Dumont
Ave
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Existing Van Dyke Public Housing Conditions
Van Dyke I Houses has 22 buildings, 8 of them are 3-stories high and 16 of them are 14-stories high. There are 1,601 apartments housing with some 4,330 residents living there. The 22.35-acres complex was completed May 31, 1955 and is bordered by Mother Gaston Boulevard, Powell Street, Sutter and Livonia Avenues in Brooklyn. The average monthly gross rent for Van Dyke I houses is $430, higher than half of the housing development in New York, however, much lower than city’s average rent.
1 For the past 4 years, the rent for Van Dyke houses has gradually increased $10 per year. (Develpment Data Book)
2 3 N
500 FT
Development Data Book. New York City Housing Authority. Imagery: Google Earth
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Made in Brownsville
1
New York City Housing Authority’s Van Dyke I
2
Van Dyke Community Center
3
New York City Housing Authority’s Van Dyke I
83
Proposed Perspective Render
2
4
3
1
6
5
Perspective rendering of the view from east to west.
Educational Residential
4
1
Van Dyke I Houses
Commercial and Office
2
Brownsville Houses
5
Community Facility 3
84
Community Center
Community College
Commercial Space
Park 6
Public Park
Made in Brownsville
Figure Ground Before
After
Street Plan Before
After
85
Phasing
Existing
Construction should begin by increasing the quantity of housing facing the existing street. In the first three years, we propose the construction of eight residential buildings. Subsequently, an additional seven residential buildings will be constructed inside existing public housing blocks.
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Phase One
Made in Brownsville
Phase Two
Proposed
Phase One
Phase Two
Phase Three
Phase Four
Residential
1,439,229
162,410
-
-
Commercial
20,754
-
-
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Flexible Work Space
11,018
19,319
22,606
5,500
Educational
22,709
-
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17,116
Office
-
-
-
-
Park
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12,302
-
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Strategy: Creating Courtyard
Creating Courtyards
Providing Public Open Space
Improve Safety
Each new courtyard will be well-programmed to ensure high levels of activity at all times; these programs might include: tot lots, community gardens, or playgrounds. By creating clearer hierarchies of space and better delineating semi-public courtyards from public open space, the atmosphere and safety of the neighborhood will be improved. A public parking lot will be provided in the center of Van Dyke houses immediately adjacent to the community center. Street parking will be provided through the use of bumped out sidewalks. Pedestrian sidewalks are provided along the street to ensure consistent and safe pedestrian circulation.
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Made in Brownsville
Van Dyke Houses Design Guidelines: Circulation
Height: 140ft Stories: 14
Height: 75ft Stories: 3 + 3 cantilevered on top
Height: 35ft Stories: 3
Height: 75ft Stories: 3 + 3 cantilevered on top
All of the buildings in this area are subject to a height limit of 150 feet. The new buildings will be of varied heights and shapes to in such a way that access to sunlight and circulation routes are maintained. The proposed buildings are cantilevered so as to not require changes to the foundation of existing buildings.
89
Van Dyke Houses Design Guidelines: Bulk Control
Building’s Main Entrance Common Space Entrance Public Housing Area Existing Buildings Proposed Buildings
90
Each building will locate its primary entrance along the street. Secondary entrances facing the courtyard of each building will ensure continuous pedestrian circulation.
Made in Brownsville
Van Dyke Houses Design Guidelines: Landscape
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Housing Brownsville
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R
C
Simiao Wang
In New York City, There are more than 400,000 people living in public housing. Instead of demolishing these sources of affordable housing, the New York City Housing Authority is researching alternatives that will improve, rather than replace the city’s stock of affordable housing. This study focuses on an area framed by Sutter Avenue to the north, Livonia Avenue to the south, Rockaway to the west and Mother Gaston to the east. The public housing located on these blocks was built in the 1950s, and currently contains over 1000 units of subsidized housing. It is a typical “Towers in the Park” project whose low levels of building coverage leave plentiful open space for development and new construction. This study proposes a strategy that focuses on increasing the density of housing units to accommodate more people; it also seeks to create a mixed-income community by including multiple building typologies. The design also explores means of structuring the space between the existing buildings in order to create a clearer hierarchy of public and private space. N
500 FT
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Made in Brownsville
Vision
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Brownsville Housing Challenge
Perhaps Brownsville’s most characteristic urban pattern is one in which buildings are surrounded by large parking lots, pedestrian paths, or unprogrammed open space. These buildings contain no commercial activity which distances residents from goods and services. The neighborhood’s concerns about safety and drug use within public housing projects can, in part, be attributed to these ambiguous public spaces that tend to be devoid of life at all but certain times of day.
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Made in Brownsville
We also propose different building typologies, including townhouses and apartment buildings, that will increase the income diversity of the public housing blocks. At the southern end of the study area, a collection of mixed use buildings are proposed.
Blake Ave. Osborn St.
Sutter Ave.
Rockaway Ave.
In order to create better-defined space and effectively channel pedestrian activity, our team proposes new streets that interrupt the superblocks that dominate the area of study. By opening the blocks to commercial uses, the distance placed between residents and commercial services will be reduced. New three-floor podiums build on public housing buildings, serving as commercial structures that face the street. The top floor of these podiums is used as a parking deck serving not only customers but also residents.
Mother Gaston Blvd.
Site Plan
Dumont Ave.
New Housing Commercial Livonia Ave. Mixed Use
95
Focus Block 1
Dumont Ave.
96
Mother Gaston Blvd.
Blake Ave. Osborn St.
This block a typical block that depicts our suggestions for resolving the formally-challenging cross buildings. The proposed structures seperate the whole into several parts. The courtyard in the center is programmed for children, as a sitting area with water features and abundant greenery. Within these courtyards, there are preschools that will ensure the presence of eyes on the street during the day. The six surrounding rectangular spaces are programmed as residential gardens and passages from the outside to the center courtyard.
Made in Brownsville
Children’s Space
Sitting Area
Water Body
Lawn
Pre-school
Residential Garden
Existing Building
New Housing
Commercial
97
Focus Block 1
Pedestrian Circulation
Space Hierarchy
Circulation Routes
To ensure that pedestrian circulation is maintained in these complicated blocks, the new buildings will be lifted to create breezeways that connect the interior of the block to the outside This will ensure that residents have access to the inner courtyard.
98
Public Space
Semi-private Space
Semi-public Space
Private Space
The new housing does not only increase density; it also improves the hierarchy of public space. Public space directly fronts the street where pedestrians will be invited to peer through gates and admire beautiful residential gardens.
Made in Brownsville
Focus Block 1 Building typologies
We propose three housing infill strategies which address the shape of the study area’s plentiful cross buildings.
The first strategy builds on the lower wing of the existing buildings and by doing so shapes the interior space. The new structure does not block the view from street to the inside.
The second strategy simply fills the gap created by existing buildings in order to better define the street.
The third strategy is also the densest; it buys the air rights left undeveloped by existing public housing to build much taller structures between the wings of cross buildings.
99
Focus Block 2 Street Perspective
Rockaway Ave.
Based on the existing commercial assets across Rockaway, we are proposing the transformation of this block into a mixed-use development featuring apartments affordable to many different income levels. The ground floor is set aside for commercial use. At the corner of Rockaway and Livonia Ave, a plaza welcomes visitors and those passing the Rockaway Metro station. Dumont Ave.
Livonia Ave.
100
Made in Brownsville
Focus Block 2 Housing Perspective
Along this block, different building typologies are mixed in order to accommodate many different income groups. The two story townhouses will cater to families looking to buy their first home while the high-rise towers are will appeal to young professionals or teachers.
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Blake Parkway
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R
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Eric Huntley
Blake Parkway is a reimaginging of Blake Avenue as a curvaceous and public parkway that plays host to educational institutions, teacher housing, and ‘live-learn’ spaces in which education is brought outside the schoolroom and encouraged to interact with businesses and innovators. By approaching education that is not something confined to its home institutions, it hopes to make education visible as a force for neighborhood improvement. Beginning with the reuse of a beautiful, but currently dilapidated, schoolhouse on the corner of Rockaway and Blake Parkway that includes a new primary school, an adjacent tower containing housing for teachers and new residents, education will continue to become more visible over the project’s timeline as streets are renovated, parks are built, and new spaces dedicated to learning delineated. In its assertion that education is not separate from the city that surrounds it but a vital component of the urban assemblage, Blake Parkway argues against those that would separate learning from city. Along Blake Parkway, “learning [will have] been put into circulation... knowledge [will] no longer [be] an immobile solid; it [will be] liquified.” (Dewey 1915: 23)
Dewey, J. (1915). The School and Society. Chicago: University of Chicago Press.
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N
500 FT
Made in Brownsville
2 New
Pre-K and Primary Schools
49,443
Square Feet of ‘LiveLearn’ Space
90 New
Units of Teacher Housing
1 New
Community College
t
Powell S
n Ave
Sackma
Ave
ay Ave
her Ave
Gaston
Christop
Mother
Rockaw
ve Sutter A
rkway
Blake Pa
Osborn
500 FT
Ave
Street
N
Dumont
Site Plan
103
Existing School Conditions
Schools within Brownsville tend to possess one of two characters: either they face the street (1, 2) and yet are totally separated from its life by tall and unwelcoming fences that contribute to a penitentiary-like visual condition or they are secluded, away from primary thoroughfares, and accessible only by pedestrian paths or driveways (3). This is all keeping with a popular belief held by“many, if not most, people[: that] the normal processes of life appear to be incompatible with getting information.� (Dewey 1915)
2
These conditions are addressed in this proposal through the uncommon suggestion that schools be not only visible and open to the street, but that they interact with the life of the city through this openness.
3 1
N
500 FT
Dewey, J. (1915). The School and Society. Chicago: University of Chicago Press. Imagery: Google Earth
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Made in Brownsville
1
Mott Hall Bridges Middle School
2
Christopher Avenue Community School
3
P.S. 284: The Lew Wallace School
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Existing Educational Facilities
One could make the argument that education in Brownsville is not hampered by a lack of existing facilities. Indeed, there are upwards of 15 schools, both public and charter, within the neighborhood’s boundaries. However, these are often located in such a way that the students learning there do not live in the immediate vicinity of their schools. This likely leads to a sense that school is not OF their neighborhood, not part of where they live, bur rather is something other, a place they must leave home to go to. This segmentation of living from learning is what this proposal for Blake Parkways hopes to address.
Current Enrollment
1252
Source: New York Department of Education
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ay Ave
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The Need for Schools and Educational Programming
To assess levels of school segregation and levels of unmet educational need in American cities, education scholars Sohoni and Saporito developed an index for level of what they called ‘educational neediness.’ While this report does not necessarily endorse their verbiage, the metric nonetheless provides a useful means of analyzing the degree to which neighborhoods might benefit from additional and improved educational programming. This index, when mapped, displays a clear trend of increasing school need moving east from Manhattan into eastern Brooklyn (including Brownsville).
Sohoni and Saporito’s ‘Neediness Index’ High neediness
Data Source: U.S. Census Method: Sohoni, D., & Saporito, S. (2009). Mapping School Segregation: Using GIS to Explore Racial Segregation between Schools and Their Corresponding Attendance Areas. American Journal of Education, 115(4), 569–600.
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Low neediness
Made in Brownsville
2.5 Mile 109
The Need for Schools and Educational Programming
Within Brownsville, the greatest need for additional programming occurs directly in the center of Made in Browsnville’s study area, in and around the NYCHA public housing projects. When overlaid with existing school facilities it becomes clear that the area between Blake Avenue and Livonia Avenue could benefit the most from additional school facilities. This is taken as the basis for this proposal that reinvisions Blake Avenue as Blake Parkway, a strengthened and invigorated educational spine running through the public housing blocks and ‘making education visible.’
Current Enrollment Overlaid with Sohoni and Saporito’s ‘Neediness Index’ High neediness
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Data Source: U.S. Census, New York Department of Education Method: Sohoni, D., & Saporito, S. (2009). Mapping School Segregation: Using GIS to Explore Racial Segregation between Schools and Their Corresponding Attendance Areas. American Journal of Education, 115(4), 569–600.
100 110
Low neediness
Made in Brownsville
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ay Ave
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Ga Mother
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Proposed Site Render
2
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the
rG
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bo
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Av e.
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Residential
Commercial and Office
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Teacher Housing
6
2
Other Housing
Educational
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3
Primary School
4
Pre-K Facility
5
Community College
‘Live-Learn’ Spaces
Park 7
Mother Gaston Park
6
Made in Brownsville
Proposed Perspective Render
Perspective rendering of the view east along Blake Parkway.
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Figure Ground Before
After
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Made in Brownsville
Street Plan Before
After
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Phasing
Phase One
Construction of Blake Parkway begins by relocating the Christopher Avenue Community School and the Leadership Preparatory Charter School along Blake Parkway (this anticipates the a proposed trade school’s repurposing of their current building). This is paired with teacher housing, and ‘live-learn’ space to start the processes of relating education to the street. An additional pre-K building will be located at the base of the Hughes Apartments This process continues in phase two, during which the Van Dyke Community Center is expanded, and an expansive park is located adjacent to it. Phase three establishes a new street running through the public housing superblocks, along which ‘live-learn’ spaces will be located so that educational activity can spill out of the nearby Lew Wallace School and find expression in flexible workspace nearby. An addi-
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Phase Two
tional primary school will open along Blake Parkway with additional pre-K space adjacent to ensure that as the population of Brownsville grows, the children of new residents are well-served. Finally, phase four envisions a community college built in two towers at the north end of the large park built in phase two. These will expand hugely the neighborhood’s ability to offer advanced training for any number of employable and well-paying fields. It will also be a striking monument to the importance of continuing education, visible to all in the community.
Made in Brownsville
Phase Three
Phase Four
Phase One
Phase Two
Phase Three
Phase Four
Residential
11,018
27,669
59,144
23,132
Commercial
5,509
3,458
24,020
-
Flexible Work Space
11,018
19,319
22,606
5,500
Educational
22,709
6,861
27,778
17,116
Office
-
-
19,291
22,666
Park
-
12,302
-
-
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Strategy: Relating Education to Life
Thinking about new approaches to education are often confined to the classroom or the schoolhouse. Reformers emphasize the reorganization of traditional education (1) by either placing the teacher in the midst of learning (2) rather than at the front of it. So-called “flipped classroom” models are a contemporary instantiation. Others advocate for the inclusion of additional classroom resources (3) by which new modes of learning might be facilitated. Blake Parkway suggests a different approach: one that co-locates educational uses with compatible productive and commercial uses in ‘live-learn’ spaces that encourage students to engage with rather than avoid the street. Furthermore it suggests that compatible uses might supplement, not detract from, the quality of neighborhood education by offering internships and apprenticeships, and simply through the presence of their industry and innovation.
Relate Education to Life
118
Made in Brownsville
1
Traditional Education Models
2
Reorganize the Classroom
3
Put New Things in the Classroom
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Strategy: Education as Infill
Expand Existing Facilities
Build On (and Into) Housing
Fill in the Gaps
Expand existing educational facilties and co-locate compatible uses.
Solidify street walls adjacent to public housing by building large, versatile spaces; it is sometimes appropriate to incoporate the interiors of housing structures.
Between apartment towers, there is often more than enough space to locate a variety of building types.
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Made in Brownsville
Blake Parkway Design Guidelines
45’
35’
15’ 55’
130’
65’
Entrances
Buildings Heights
Program
Entrances should be related to the street, rather than secluded from it. Some entrances might also be slightly elevated from the ground plane to create the sense of uplift as one enters a place of learning.
Build Heights should be varied to include both contextual buildings that fit in with their surroundings and landmark buildings that work to make education not only present but visible.
Educational programming should not be isolated, but should rather work in concert with co-located compatible uses. Compatible uses include: workspaces, offices, small-scale retail, and other places that teach the skills needed for life in the city.
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Industry in Brownsville: Strengthening anEExisting Asset Grant Block
This proposal aims to realize the potential of underused and vacant lots in the neighborhood’s industrial areas by suggesting infill development that integrates education and industry, all while maintaining existing land use patterns. This approach will provide not only training and employment, but also social and economic sustainability in Brownsville. To support this leveraging of underutilized lots, this proposal suggests a partnership with New York City Industrial Development Agency (NYCIDA). This municipal agency offers tax exemptions to small industrial business owners that locate their facilities in outer boroughs such as Brooklyn. Promoting local business will help to preserve the neighborhood’s cultural identity and encourage local innovation while increased employment opportunities and educational attainment will provide a boost to the local economy.
N
500 FT
122
E
Made in Brownsville
2740 New
Industrial Jobs
390
New Units of Residence
1200
300,000 sq ft New
New Units of Flexible Work
Education space
t
Junius S Ave
her Ave
Gaston
Ave
Christop
Mother Blvd
EN
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ork wY
Liberty
re Ave
Glenmo
ve Pitkin A
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Belmon
ve Sutter A
arkway
Blake P
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Ave 123
Existing Conditions
Currently, the designated focus area is primarily occupied by small industrial businesses such as auto repair and other mechanic shops as well as storage spaces. There are also a large number of underused and vacant lots which represent a tremendous asset when seeking opportunities for infill development.
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Made in Brownsville
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Figure Ground Before
After ew st n
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k yor
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ea
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ore
ore
glenm
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liberty
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Belmo
Belmo
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Blake
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Junius
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Junius
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The development along Junius St. will largely consist of auto repair shops. The northeastern area will be dedicated to training facilities and new residential units.
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Made in Brownsville
Precedent of Successful Partnership with NYCEDC: Greenpoint Manufacturing Design Center Greenpoint Manufacturing Design Center (GMDC) is a non-profit real estate development organization dedicated to acquiring, rehabilitating, and managing derelict industrial properties. Upon their partnership with NYCEDC/ NYCIDA, they were granted $4 milion in capital investment that enabled them to quickly began 6 rehabilitation projects. NYCEDC also offered support that allowed the GMDC to secure funding through New Market and Historic Tax Credits Programs. They are constructing a new facility that will employ 80 - 100 people.
Richard Perry/The New York Times
http://www.gmdconline.org/
http://www.gmdconline.org/
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Industry Types Proposal
Furniture/ Model Manufacturing Richard Perry/The New York Times
1,182,513 sq.ft 2,000 new jobs
Automotive Parts Manufacturing 271,716 sq.ft 380 new jobs
www.triplepundit.com
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Solar Energy Manufacturing 134,685 sq.ft 360 new jobs
Made in Brownsville
45,446 sq.ft 10 new jobs
30 new jobs
32.996 sq.ft
120 new jobs
95,992 sq.ft
203,008 sq.ft
240 new jobs
12 residential units
8,067 sq.ft
45,848 sq.ft
60 new jobs
80,612 sq.ft
100 new jobs
22,146 sq.ft
liberty
33,984 sq.ft
50 new jobs
520 residential units
6,518 sq.ft
40 new jobs
196,465 sq.ft
240 new jobs
140, 592 sq.ft
180 new jobs
7,923 sq.ft
10 new jobs 40 new jobs
4,065 sq.ft
re
glenmo
240 residential units 166,851 sq.ft
30 new jobs 32 residential units
22,140 sq.ft 22,767 sq.ft
20 new jobs
12,911 sq.ft
240 new jobs
38,693 sq.ft
27 residential units
18,960 sq.ft
62,120 sq.ft
pitkin
8,316 sq.ft
80 new jobs
30 new jobs
t belmon 196,780 sq.ft
200 new jobs
240 new jobs
167,668 sq.ft
sutter
44,762 sq.ft
60 new jobs
Edu./ Industrial Ind. / Commercial Ind./ Residential
blake
Residential
150,00 sq.ft
200 new jobs
Edu./ Commercial industrial
t dumon
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10 new jobs
Furniture/ Model
Automotive
30 new jobs Furniture/ Model
120 new jobs
240 new jobs
520 residential units
Furniture/ Model
60 new jobs
Furniture/ Model
100 new jobs
Furniture/ Model
40 new jobs
Furniture/ Model
240 new jobs
Furniture/ Model
180 new jobs
Solar Energy
Furniture/ Model
liberty 50 new jobs
Furniture/ Model
10 new jobs
Furniture/ Model
40 new jobs
Furniture/ Model
30 new jobs
re
glenmo
Furniture/ Model Automotive
80 new jobs
Automotive
30 new jobs
pitkin
20 new jobs
Furniture/ Model
240 new jobs
200 new jobs
t belmon
Solar Energy
Furniture/ Model 240 new jobs
Furniture/ Model
Furniture/ Model
Edu./ Industrial
2000 new jobs
Ind. / Commercial
Automotive
Ind./ Residential
380 new jobs
Residential
Solar Energy
Edu./ Commercial
360 new jobs
junius
sutter
blake
industrial
t dumon 130
Automotive
60 new jobs
Automotive
200 new jobs
Made in Brownsville
Phasing Phase 1 (0 to 3 years) Establish a network of industries. Begin infill development in the north-east corner of Brownsville. Build large job training facilities. Construct exhibition spaces for small industrial firms. Phase 2 (4 to 7 years) Construct technical school. Facilitate higher educational attainment for residents. Begin infill development on Junius.
Partnership: Support companies seeking to acquire or build capital assets through triple tax-exempt bond financing or other tax benefits. Such activities include: purchasing real estate, constructing or renovating facilities, and acquiring new equipment.
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Phasing
pitk
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Phase One (1-3 Years)
Phase One (1-3 Years)
Acquire and inhabit vacant lots while respecting the use of adjacent buildings.
A large training facility across the women’s shelter on Junius will generate jobs.
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Made in Brownsville
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Phase Two (4-7 Years)
Phase Two (4-7 Years)
The second phase will be centered around the conversion of an existing public school (center-right) to a technical academy.
Development along Junius will also begin in phase two. These new structures will be primarily industrial facilities as well as strategically located residential and commercial uses.
Phase two will also include residential infill development on Mother Gaston
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Design Guidelines
ork wY
e Av
e
e
E. N
3 ’ 4
58
42’
us St
St
10’
Sackm
550’ 99’
202’
Ave Liberty
Dimensions of the existing lots
134
200’
61’ 21’
195’
99’
95’
21’
156’
200’
200’
191’
280
St Powell
an St
well St
an St
’ 54Po
257’
42’
Junius
153’
Sackm
304’
1 ’ 2 50
394’ Juni
’
400’
’ 52’ 33
’
71
’
43
12’ 11’ 73’
’
’ 58
1’
21
e Av
72’
E. N
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202’ 202’
Ave Liberty
Dimensions with proposed buildings
Made in Brownsville
rk Yo ew E. N
ew
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Junius St Junius
Junius
St
St
St Powell
Arcade Access to Alley
St Powell
Pedestrian Space
an St
an St
Access to buildings
Sackm
Sackm
St Powell
an St
Sackm
Liberty
Ave
Libert
Land Use
y Ave
Liberty
Ave
Industrial/ Residential
Industrial/ Residential Industrial Industrial
Commercial (Auto Services) Residential/ Education
Commercial (Auto Services)
Building’s Main Entrance
Common Outdoor Space Entrance
Common Outdoor Space
Residential/ Education
Common Outdoor Space
Access to Alley Common Indoor Space Entrance
135
Industrial/ Residential Industrial Commercial (Auto Services) Common Outdoor Space Common Indoor Space
136
Made in Brownsville
residential commercial industrial education
137
Section: Typical building on Junius
Heat Islands effect Green roof provides resistance against heat absorption
Renewable Energy Walkable PV floor allows for occupiable roof top space Skylight provides natural sunlight, reducing electricity uses
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Made in Brownsville
Sustainability
Society 33% of residents receive food stamps. 73% of residents possess a high school diploma or higher. 50% of households in poverty are headed by women.
Economy Prioritize maintaining and supporting existing businesses. Welcome external investment through partnership. Provide jobs appropriate for residents of all skill levels. Environment Leverage underutilized lots. Produce solar energy. Increase density for efficient service provision.
Support job facilities with technical academy.
Auto part and furniture fabrication.
Infill development.
Manufacturing sector provides job opportunities for individuals with lower educational attainment. By creating a pipeline from education to industry, the necessity of education will be made clear. Producing renewable energy can strengthen the economy while being environmentally sound.
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Pitkin Avenue
C
Sergio Escudero Jia Fang
Pitkin Avenue is a well functioning commercial corridor, that hosts a large number of business. “Made in Brownsville” seeks to leverage this commercial intensity while also addressing certain key issues. A high concentration of targeted tax services suggests a low financial literacy rate in the neighborhood, and while not lacking in fast food options, there are very few grocery stores or healthy food options. Therefore, it is proposed that combining support from the Brooklyn Economic Development Corporation as well as the Pitkin Business Improvement District should work to create greater diversity and targeted services along Pitkin Avenue.
Recommendations •
Program to foster entrepreneurship, and commercial variety.
•
Encouraging neighborhood urban farming and access to healthy food options.
•
Promote original facade restoration.
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Made in Brownsville
ve yA
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cka
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Pitk
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Observations • • •
Commercial clustering - tax services, auto repair, salons. High rate of 2nd story vacancy. Facade obstruction
Existing Major Programs Neighborhood Commercial
31
Food
21
Social Service
12
Hardware Heath Institution
142
9 7 2
Made in Brownsville
NYC ARTs and National Endowment for the Arts
Pitkin Business Improvement District
Implementation • Entrepreneurship Council - Training and support • Commercial Corridor Improvement. • Develop and execute a strategy to enhance their district with streetscape improvements • Groundsville Community Mural Project
Brooklyn Economic Development Corporation
Brooklyn Neighborhood Entrepreneurship Project
Potential Programs Neighborhood Commercial Food Social Service Hardware Heath Institution Art Studio
143
Belmont Avenue
C
R
Sergio Escudero Jia Fang
As an important and existing commercial district, Belmont Avenue represents a major asset to the neighborhood that “Made in Brownsville� seeks to leverage. Replacing existing commercial in a strategic manner, so as to mitigate business displacement as much as possible, and adding a variety of housing typologies above, will add vibrancy to Belmont Avenue, as well as the necessary consumer base. Housing will include market rate housing, as well as affordable units, and units specifically targeting seniors and teachers, thus addressing the housing needs of the neighborhood directly.
N
500 FT
144
Made in Brownsville
115
120
New Residential Units
50 Dedicated
Commercial Jobs
730
New Residents
Mother Gaston Ave
Watkins St
Osborn St
Thatford Ave
Rockaway Ave
Dumont Ave
Senior and Teacher Housing Units
Livonia Ave
N
500 FT
Site Plan
145
Proposed Site Render
3 1 1
2
4
146
Residential
Commercial
1
New Residential
4
2
Teacher’s Housing
3
Senior’s Housing
Commercial Podium
2
Made in Brownsville
Existing Conditions 1
2
147
148
Made in Brownsville
149
Figure Ground Before
After
150
Made in Brownsville
Street Plan Before
After
151
Phasing
Phase Zero and One (1-3 Years)
The Belmont development across the length of three blocks is fairly consistent, however, so as to not flood the neighborhood with an excessive supply of housing, or disrupt too much business activity, the development should be broken down into pieces. From the east, the development will benefit from the Rockaway and Pitkin intersection, and grow westwards. Later phases will also introduce the teacher’s and senior’s housing. However, due to the major construction requirement for this project, no development should happen until Phase Two.
152
Early Phase Two (4-5 Years)
Made in Brownsville
Late Phase Two (6-7 Years)
Phase Four (8-10 Years)
Phase One
Phase Two
Phase Three
Phase Four
Residential
0
+ 66 146
+ 29 322
+ 43 314
Commercial
0
+ 498 900
+ 255 235
+ 126 350
Parking
0
+ 22 875
+ 9 150
153
Design Guidelines
227’ Osborn Street
207’
229’ 209’
431’
411’
417’
437’ Belmont Avenue
210’
207’
121’
101’
102’
122’
227’
230’
Block
Entrance
Between Belmont and Pitkin Avenue, most blocks tend to conform to the typical Brownsville Block pattern.
Accentuating activity and vibrancy along Belmont, commercial and residential entrances will be located on the avenue, with secondary entrances and fire escapes on the north-south streets.
154
Made in Brownsville
50 ft 4 stories
15 ft 1 story
72 ft 6 stories
15 ft 1 story
42 ft 3 stories
54 ft 4 stories
48 ft 4 stories
Building Heights
Program
Adding significant height, to a previously one story area is necessary to increase density and create vibrancy. However, the proposal accommodates no more than 6 stories, which will preserve the character of the neighborhood.
Commercial program will be focused along Belmont, with residential and parking space provided above and behind.
155
Modular Construction
156
Made in Brownsville
Stacked Construction
157
Mixed Use Implementation
As detailed in New York City’s NYC 2030 Plan, the following partners will be critical in the development of the Commercial and Mixed Use neighborhoods. “Made in Brownsville” works in tandem to the city and its many departments stated goals.
New York City Department of Housing Preservation and Development
• • •
Complete construction on 1,300 units and begin construction on 900 units in Arvene, Queens; Complete construction on 400 units and start construction on 80 units in Gateway, Brooklyn Develop 20,000 new units by 2014 under the New Housing Marketplace Plan. Preserve 34,000 affordable units by 2014 under the New Housing Marketplace Plan
New York City Housing Authority, New York City Department of Planning, and Department of Housing Preservation and Development
•
Complete construction on 1,640 units and begin and finish construction on 1,800 affordable units in NYCHA sites
New York City Department of Planning and Department of Housing Preservation and Development
• •
158
Explore modification of parking requirements for affordable housing to lower construction costs and facilitate housing creation Perform 148 capital rehabiliations in 189 NYCHA developments
NYC 2030 Plan
Made in Brownsville
159
Livonia Avenue
C
R
C
Sergio Escudero Jia Fang
The proposal for Livonia Avenue primarily takes advantage of the existing MTA line, and builds upon it as an asset and opportunity to define a new mixed use avenue. Commercial activity is introduced below the train line, as Livonia Street is pushed out south, defining a new open air commercial and mixed use avenue. Greater residential density, to support the new commercial activity, is achieved, in large part, within the public housing blocks by capitalizing on unbuilt land, and south of Livonia by occupying currently vacant land. Additional housing is proposed above the train line, as are two flexible work buildings between Rockaway Ave and Christopher Ave. This housing strategy is made possible by significantly reducing the impact of the subway line. Materials and building layout have been chosen to absorb and deflect the majority of the sound generated by the train. Encasing the structure the cement, as well as creating sound barriers including building circulation, and integrating sound absorbing materials will significantly reduce the sonic impact of the train, and significantly improve quality of life in the surrounding area.
N
500 FT
160
Made in Brownsville
2 Improved
MTA Stations
Office Jobs
716
110
New Residential Units
Commercial Jobs
Powell St
Sackman Ave
Christopher Ave
Mother Gaston Ave
Osborn St
Rockaway Ave
Dumont Ave
350
Livonia Ave
N
500 FT
Site Plan
161
Proposed Site Render 4
Moth
er Ga
1
ston A ve.
Chris
toph
3
er Av
e.
1
2
2
3
2
Liv
Roc
on ia
Av e
4
kaw
ay A ve
5
1 Residential
Connectivity
1
Train Line Residential
5
2
New Housing
Commercial
162
3
New Livonia Commercial
4
Flexible Work Space
New Rockaway Livonia Station
Made in Brownsville
Existing Conditions 1
2
163
Figure Ground Before
After
164
Made in Brownsville
Street Plan Before
After
165
Phasing
Phase One (1-3 Years)
Phase Two (4-7 Years)
Proposed Sq Ft Construction should begin by addressing the noise generated by the train line with the use of acoustic materials. Work on the train line should mirror small interventions like a temporary food market or street festival on Livonia Avenue, so that neighbors can begin to imagine it as a commercial street. That street re-imagining should continue and eventually push Livonia Avenue out from underneath the train line and replaced by commercial spaces that are independent from the train structure. Lastly, Phase One should also be accompanied with new residential structures on the interior of the public housing blocks, as well as mixed use buildings on the south side of Livonia Avenue. Phase Two continues work the train line to further dampen the sound generated by the train line, as well as the installation of the new train station at grade level. Phase Three continues development of office work spaces farther east along Livonia. Finally, Phase Four introduces greater residential density with stacked apartment units above the train line.
166
Residential
860 000
Commercial
120 000
Flexible Work Space
34 000
Made in Brownsville
Phase Three (8-10 Years)
Phase Four (11+ Years)
Phase One
Phase Two
Phase Three
Phase Four
Residential
200 000
260 000
220 000
180 000
Commercial
20 000
100 000
Flexible Work Space
6 000
28 000
167
Design Guidelines
481’
489’
461’
479’ 209’
560’
540’
560’
540’
530’
Mother Gaston Blvd
Rockaway Avenue
Livonia Avenue
Block
Entrance
Re-introduction of pre-existing streets reduces block size to one more consistent with surrounding neighborhood dimensions. Most blocks in Brownsville conform to a 200’ by 500’ grid, while the public housing super blocks just north of Livonia were four times that size.
Livonia Avenue will be redefined as a major commercial street, as well as primary access to the shops and residences along it. That contrasts the existing condition where Livonia is mostly ignored by the surrounding buildings. New construction and occupation of vast space will also help define entrances more precisely within the blocks.
168
Made in Brownsville
57 ft 4 stories
72 ft 6 stories
60 ft 20 ft 81 ft 1 story 6 stories 5 stories
Building Heights
Program
While recognizing the need for greater density, care should be taken not to negatively impact the quality of life of existing residents. This includes the introduction of high rises that obstruct sunlight. Therefore, all proposed buildings are strategically located, and have specific height limitations.
Commercial spaces as well as parking facilities will line Livonia avenue, with residential and work spaces to be developed above them.
169
Rockaway Livonia MTA Station
As it exists, the Rockaway Livonia MTA Station, is suspended below the platform, over the Rockwaya Avenue and Livonia Avenue intersection. That public space that should be celebrated as important entrace to the neighborhood is instead rendered dark and unpleasant. Instead, the proposal suggests the train station be lowered to grade, have it occupy the first section of what will be a new commercial strip below the train line. This will be done by first introducing events and programs, such as outdoor food markets, to temporarily occupy Livonia Avenue, so that residents can begin to envision it as a commercial street. Livonia Avenue will be pushed out from underneath the train line, such that the secondary parking spur and wide sidewalk are converted into the main street, thus allowing space to occupy underneath the train line. Finally, the addition of the residential or work buildings above the train line will increase density and create greater intensity and mix of programs for the area. The placement of these buildings has been determined in such a way as to reduce sunlight obstruction to the adjacent public housing buildings to the north.
170
Made in Brownsville
171
Livonia Deisgn Elements
Sunlight
Ventilation
Sound
The trainline should be enclosed in transparent material in order to allow light travel through the building, and visually break apart the mass.
Openinings in the enclosure should allow natural ventilation to remove pollution from the trains.
Using cement on the elevated train line structure, as well as sound absorbing materials in the building, will significantly reduce the sonic impact of the train.
172
Made in Brownsville
Livonia Program Section and Circulation
Commercial/Residential
Transit/Flexible Work
Circulation
East of Osborn Street, commercial spaces will occupy the space below the train structure. Residences, once phased in, will be built above the train line.
The new transit station will occupy the grade-level unit farthest west, and closest to Rockaway. Above it, flexible work spaces will be introduced, increasing the activity of that important intersection.
Residents and flexible work space tenants will enter the building from dedicated lobbies facing the new Livonia Avenue, and penetrate the building north towards the vertical circulation that is oranized along the northern facade.
173
Connectivity
C
C
E
P
Yun Shi
A well designed and operated transportation system connects assets and unlocks the potential of its service area. The essential function of transportation is moving people and freight. People, the soul of the city, rely on transportation systems to enjoy a dynamic and diverse city life.
Broadway Junction (L, J, Z) Rockaway Ave (A,C))
Alabama Ave. (J) Atlantic Ave. (L)
Though there are many parts of a functional transportation system, the street is the most important; it not only provides vessels for different modes of transportation, but is also a public space that connects all the various functions of the city.
Sutter Ave. (L)
Though the street is the most vital part of the transportation system, the Metro and railroad system connect Brownsville to the city and its region, a function crucial to any neighborhood. The subway offers passage to other places in the metropolis, and attracts other people, new investments, and new programs to the neighborhood, creating a beneficial social and economic cycle.
Junius St. (2,3,4,5 )
Sataroga Ave. (2,3,4,5 )
Data Resource: Business Improvement District: ZoLa(2014), NYC.gov, http://gis.nyc.gov/doitt/nycitymap Zoning and other Basic GIS Data: BYTES of the BIG APPLE™(2014), The Department of City Planning, City of New York Employment Information and Analysis: Center for Economic Studies(2014), U.S.Census Bureau, http://onthemap.ces.census.gov/ Icon Resource: Noun Project, http://thenounproject.com/ 174
Liberty Ave. (L)
Livonia Ave. (L)
Rockaway Ave. (2,3,4,5)
Subway Station
Railway
Subway (2,3,4,5 & L)
Bus Route
Made in Brownsville
6
Subway Stations
6
Bus Routes
1
Rail Staion
1
Dedicated Bike Lanes
Issues and Opportunities
Too few connections between important transit hubs and community as well as city assets weaken the attractive potential of Brownsville for new residents and investments.
Crimes and accidents on the street and limited street life in the neighborhood call for new street designs that are concerned with for safety, social life, and community identity.
Brownsville is in need of well-maintained catch basins to prevent sewer backups; the street could take on part of the responsibility for reducing overflow and stormwater maganement.
175
Strategies and Visions
Street system is the most basic CONNECTION within and beyond the community;
Streets are public open spaces that provide space for social activities, communication, and data-driven research into community needs that will to create a much more KNOWLEDGEABLE Brownsville;
The street system is green infrastructure that links open space, creating a more SUSTAINABLE Brownsville.
176
Made in Brownsville
Monitor & InforInfor- Sensor mation Touch mation Panel Touch Panel Monitor & Sensor Smart Phone App
Smart Phone App
Smart Phone App
Monitor & Sensor
Information Touch Panel
Information Touch Panel
Rain Garden & Parklet
Street Trees & Swales
Rain Garden
Parklet
Biking
Car Parking
Rain Garden
Rain Garden
Subway
Pedestrain
Information Touch Panel
Bike Sharing & Parking & Community Shutte
Bike Sharing & Parking Bus & Community Shutte
Bus & Community Shutte
177
Connectivity: Community Shuttle
C
C
E
P
Yun Shi
The residents of Brownsville are highly depend on public transit, as are residents throughout New York City. There are two Subway Lines (3,4 & L) running through the neighborhood, with yet more accessible at Broadway Junction near the Northeast corner of the study area. In addition, six different bus routes cross the neighborhood at all hours of the day. Although there are several bus routes and subway stations located in this area, residents could benefit from a more convenient connector between transit hubs as well as a connector between Brownsville’s many community assets.
10 miles a
way fr
om
Long Island City
Jamaica Center
Downtown Manhattan Brooklyn NavyYard
Facts and Numbers
Downtown Brooklyn
Graham Ave
Myrtle Ave
Bedford Stuyvesant
Park Slope-5th Ave Eastern Brooklyn
Brownsville
52
59.1
New York
Church Ave
44
52.8
mins Total One Way Commute
mins Total One Way Commute
Flatbush Ave Sunset Park
% Workers Taking Public Transportation
% Workers Taking Public Transportation
´´ 0
Public Transit Data Source: AreaVibes Inc.(2010-2014), http://www.areavibes.com/ new+york-ny/brownsville/transportation/ Employment Information and Analysis: Center for Economic Studies(2014), U.S.Census Bureau, http://onthemap.ces.census.gov/ 178
1
2
4
6
8
Miles
Made in Brownsville
Facts and Numbers
Employed in Brownsville, 2596 Live Outside, 2413
Live In Brownsville but Employed Outside, 11793 Residents in Brownsville 11976 Live and Employed in Brownsville, 183
Accommodation and Food Services 5%
1% 2% 16%
8%
Employed Administration & Support, Waste Management and inRemediation Brownsville
7%
3%
6%
2%
Arts, Entertainment, and Recreation
7% 1% 2%
11%
Construction
Residents Services inEducational Brownsville
19%
10%
3%
Finance and Insurance 3%
8%
Health Care and Social Assistance
Health Care and Social Information Assistance Management of Companies and Enterprises Retail Trade
3% 27%
1%
3% 2% 1% 2%
27%
2%
Residents in Brownsville
41%
47%
53%
59%
Female
Manufacturing
10%
4%
Employed in Brownsville
Agriculture, Forestry, Fishing and Hunting
3%
Mining, Quarrying, and Oil and Gas Extraction
3%
Male
Other Services (excluding Public Administration) Retail Trade Transportation and Warehousing
Home to Brownsville Distance (Employed in Brownsville)
Home to Work Distance (Residents in Brownsville)
W 1200
3600
E
6000
90
Less than 10 10 to 24 miles
450
25 to 50 miles S
Greater than 50
Less than 10 miles
270
S
10 to 24 miles 25 to 50 miles Greater than 50 miles
179
Suggested Route from the Center of Brownsville to Broadway Junction
8 a.m. Route 1
19 mins
8 a.m. Route 2
B60
B12
8 a.m. Route 3
16 mins
L
Map data Š2014 Google
180
2 mins (427 ft) 6 mins (5 stops) 4 mins (4 stops) 1 mins (146 ft)
L
8 a.m. Route 4
3
19 mins
1 mins (154 ft) 1 mins (1 stops) 6 mins (6 mins transfer) 5 mins (3 stops) 4 mins (0.2 mi)
10 mins (0.5 mi) 5 mins (3 stops) 4 mins (0.2 mi)
20 mins
B12
15 mins (0.7 mi) 6 mins (5 stops) 1 mins (146ft)
Made in Brownsville
Suggested Route from Broadway Junction to the Center of Brownsville
6:30 p.m. Route 1
16 mins
6:30 p.m. Route 2
L
3
6:30 p.m. Route 3
5 mins (0.2 mi) 4 mins (3 stops) 6 mins (6 mins transfer) 1 mins (1 stops) 1 mins (164 ft)
19 mins
6:30 p.m. Route 4
L
24 mins
5 mins (0.2 mi) 4 mins (3 stops) 10 mins (0.5 mi)
B12
B60
1 mins (207 ft) 5 mins (5 stops) 1 mins (10 mins transfer) 6 mins (4 stops) 1 mins (249 ft)
22 mins
B12
1 mins (207 ft) 7 mins (6 stops) 15 mins (0.8 mi)
Map data Š2014 Google
181
Proposal: Community Shuttle
PRECEDENTS
NEW YORK A dollar van is privately owned, semi-public transit. These vans serve major corridors and neighborhoods in Brooklyn, Queens and the Bronx that are underserved by traditional public transit and taxis. Some of the dollar vans are licensed and regulated, while others operate illegally.
HONG KONG The Public Light Bus (PLB) is a common mode of public transportation in Hong Kong which operates in places less-wellserved places by regular bus lines. The operation of these buses is regulated by the Commissioner for Transport through the issuance of passenger service licenses (PSLs).The buses are identical Toyota Coasters, though the environmental friendly Iveco Daily Green minibus is increasingly being substituted as Hong Kong seeks to mitigate the environmentally damaging impacts of the shuttles.
Atlantic Terminal Church Ave. Route
Utica Ave. Route Flatbush Ave. Route
Kings Plaza Shopping Center
Advantage: •Flexible Route and Stops •Greater Frequency of the Service •Relative Cheaper than the ´ Public Transit 182
Disadvantage: •Less Organized •Unliscensed and Illegal •Higher Accident Risk 0
0.425
0.85
1.7
2.55
Miles 3.4
Left Top : The Dolalr Van in Flatlands, Brooklyn Source: For the Dollar Vans, a Gleam in the Eye, http://www.nytimes.com/ Left Botton: Existing Brooklyn theDollar Van Route Source:AVI, If You Don’t Know, Now You Know: Brooklyn $1 Van Routes Mapped, Ditmas Park Corner, http:// ditmasparkcorner.com/ Right Top: Traditional Red Minibus, http://www.vancitybuzz.com/2013/06/realitycheck-is-vancouver-like-hong-kong-is-there-any-truth-to-hongcouver/ Right Bottom: Iveco Daily Green minibus http://www.bus-and-coach-photos.com/ picture/number7133.asp A Dollar Van: http://en.wikipedia.org/wiki/Dollar_van Hong Kong PLB: Wikipedia, http://en.wikipedia.org/wiki/Public_light_bus
Made in Brownsville
PROPOSAL
COMMUNITY SHUTTLE Ownership: Individual ownership. Operation: A Brownsville-based firm. Supervision: Brownsville community organization Goals: • Increase transit access in under-served areas and time periods (late night, early morning, winter) • Improve connections among existing and potential community assets • Ensure safety, comfort, reliability and relatively lower cost • Gradually replace vehicles with environmental friendly vehicles Proposed Route: The proposed route will run throughout the community, linking Broadway Junction, East New York Station, Brookdale Hospital, Brownsville Recreation Center and other important community assets.
Proposed Community Shuttle Route Existing Public Transit Route Health Care Female Shelter Library School Community Center Playground Entertainment Gym/Swimming Pool
183
Connectivty: Subregional Bike Route Connection
C
P
Yun Shi
The Brownsville neighborhood has several small playgrounds and green spaces; the “tower in the park“ public housing projects also provide large quantities of green open space. Furthermore, Brownsville is surrounded by several famous parks, such as the Prospect Park Zoo, Lincoln Park, and the Fresh Creek Nature Preserve Park. We propose a bike route connecting the neighborhood with the Frederich Law Olmstead-designed Eastern Parkway and the Jamaica Bay area.
Prospect Park Zoo
Inside the neighborhood, dedicated bike lanes will go along Mother Gaston Boulevard from Linden Boulevard to East New York Avenue and along Pitkin Avenue from Eastern Parkway to Van Sinderen Avenue. These bike lanes will provide a safe path for cyclists and connect to existing bike lane networks, facilitating travel to other communities. Bikes will also more expediently connect residents to local transit nodes.
Lincoln Terrance Park Besty Head Memorial Playground &Pool
Mother Gaton Bl to Fresh Creek Nature Preserve (2.5 mile) Fresh Creek Nature Preserve
184
12 min
Open Space Dedicated Bike Lane Subway Subway Station
Made in Brownsville
Existing Bike Lane
185
Proposed Bike Lane
Pitkin Ave.
Dumont Ave.
Junius St.
Mother Gaston Blvd.
186
Made in Brownsville
Connectivty: Streetscape Improvement
C
C
E
P
R
Yun Shi
The city street incorporates a wide variety of uses and activities including transit nodes, pedestrian and bicyclist facilities, openspace, and public amenities. Brownsville is famous for its many large public housing projects; however, the existence of these super blocks severely hinders circulation, separating the projects from their surroundings. Because public streets cover up to one-third of the surface area in urban landscapes, good street designs should eliminated the negative impact of stormwater run-off and pollution. In this way, the street can serve as green infrastructure. In addition, good street design does not just focus on moving traffic; it also needs to encourage socializing and community participation between people in a neighborhood. It should serve as a location of public expression, increasing the individual’s sense of social equality and social responsibility.
Sidewalk Expansion and StreetScape Streetscape Improve-
New Street Construc-
187
Streetscape Type
Neighborhood Main St.
Neighborhood Blvd Neighborhood Mixed Use St
Neighborhood Commercial St
Dedicated Bike Lanes
188
Made in Brownsville
Christopher St. Rockaway Ave. Bristol Ave. Thomas S Boyland Blvd. Pitkin Ave. Belmont Ave.
Blake Ave.
Dumont Ave. Livonia Ave.
Junius St.
Mother Gaston Blvd. Osborn St.
189
Neighborhood Main Street: Pitkin Ave. & Rockaway Ave.
This street type, based on NACTO’s Urban Street Design Guide (http://nacto.org/usdg/street-design-principles/), is appropriate for major commercial or institutional corridors.
•Streets Are Public Spaces •Great Streets are Great for Businesses •Design for Safety •Streets Are Ecosystems
Rockaway Ave.
Rockaway
Pitkin Ave.
Pitkin Ave.
Frontage Zone 4’-5’
Pedestrain Zone
Greenscape 4’-5’
Bike Lane 5’-6’
Parking Lane/ Bus Stop 7’
Travel Lane 10’
NACTO, (2014). Urban Street Design Guide. Retrieved from NACTO : http://nacto. org/usdg/street-design-principles/
190
Travel Lane 10’
Bus Stop/ Parking Lane 7’
Bike Lane 5’-6’
Greenscape 4’-5’
Pedestrain Zone
Frontage Zone 4’-5’
Made in Brownsville
Neighborhood Blvd.: Mother Gaston Blvd.
This street type should be applied to sections of Mother Gaston Blvd. adjacent to public housing. The travel lanes are narrowed to match the boulevard’s design in its other section, which permits widened sidewalk spaces for pedestrian activities.
The narrowed travel lanes will limit the speed of vehicular traffic and reduce the separation between public housing projects. Widening the sidewalk will allow its use by street vendors, weekend produce stalls, and mini-playgrounds.
Mother Gaston
Mother Gaston
Mother Gaston Blvd.
4.5 ft
Vendor/Playground Zone 12’
Pedestrain Zone/Bike Lane/ Greenscape 13’
Parking/ Bus Stop 7’
Travel Lane 12’
Left Turn Lane 12’
Travel Lane 12’
Parking/ Bus Stop 7’
Pedestrain Zone/Bike Lane/ Greenscape 13’
Vendor/Playground Zone 15’
191
Neighborhood Mixed-Use Street
This street type will mainly be used in industrial or institutional contexts.It takes into account the heavier traffic, pollution, and stormwater runoff likely to result from nearby industrial activity. It also prioritizes the safety of pedestrians and cyclists. Buildings
with larger ground-level setback provide more space for pedestrian activities, street vendors, and mini rain gardens.
Rockaway Ave.
Junius St.
Junius St.
Pitkin Ave.
Pedestrain Zone 6’
192
2’
Parking Lane/ Bus Stop 7’
Travel Lane 10’
Travel Lane 10’
Parking Lane/ Bus Stop 7’
Bike Lanes 8’
Greenscape 6’
Pedestrain Zone 6’-5’
Frontage Zone 4’-5’
Made in Brownsville
Neighborhood Commercial Street
This is the narrowest of all the proposed street types. In our proposal, most new streets within public housing blocks are of this type. This kind of street is meant to be used as a “shared street, where traffic will be kept slow and the street will function as a public space where
people slow down and enjoy the public sphere. It also provides plentiful space for neighborhood economic development and green infrastructure.
Rockaway Ave.
Osborn St.
Belmont St.
Pitkin Ave.
Pedestrain Zone & Utilities 6’
Parking/Food Cart 7’
Travel Lane 10’
Parking/Food Cart 7’
Pedestrain Zone & Utilities 6’
193
Phasing for Street Improvement and Street Pattern Change
Junius St. Sackman Mother Gaston
Junius St. Sackman
Rockaway
Pitkin
Belmont Sutter Ave. Blake Ave.
Livonia Ave.
PHASE 1 (0-3yrs)
194
PHASE 2 (4-7yrs)
Made in Brownsville
Streetscape Improvement
New Street Construction
Sidewalk Expansion and StreetScape Improvement
Liberty Glemmore Ave. Belmont
Van Dyke Ave. Dumont St. Livonia Riverdale Ave. Newport
Christopher Osborn
PHASE 3 (8-10yrs)
PHASE 4 (11yrs+)
195
Proposed Road Direction
Two Direction
Powell St.
One Direction
E. New York Ave.
Christopher St. Rockaway Ave.
Liberty Ave.
Bristol Ave. Thomas S Boyland Blvd.
Glenmore Ave. Pitkin Ave. Belmont Ave. Sutter Ave.
Blake Ave.
Dumont Ave.
Livonia Ave.
Riverdale Ave.
Newport St. Junius St. Lott Ave.
Hegeman Ave.
Linden Blvd.
Sackman St.
Mother Gaston Blvd. Osborn St. Chester St.
196
Made in Brownsville
197
Appendix
198
Made in Brownsville
Statistics Tables
199
Statistics I - Demographic
Focus Area
Brownsville
Male Female
0.39 0.61
0.42 0.58
Race White Black Asian
0.07 0.81 0.01
0.05 0.82 0.01
0.72 (0.46) 0.17 (0.08) 0.06 (0.03) 0.49 (0.35)
0.69 (0.45) 0.19 (0.11) 0.08 (0.04) 0.42 (0.03)
Education < High School High School Some College Bachelorâ&#x20AC;&#x2122;s > Masterâ&#x20AC;&#x2122;s
0.30 0.37 0.23 0.07 0.03
0.27 0.36 0.26 0.09 0.03
Drop Out Rate
9.4 %
7.7 %
0.11 0.58 0.41
0.13 0.52 0.45
$ 23 796 $ 13 753
$ 27 383 $ 15 723
0.55 0.41 0.33
0.46 0.32 0.30
Family Household Types (with child under 18) Married Couple No Wife Present No Husband Present
Health Insurance Un-Insured Public Health Coverage Private Health Coverage Income Median Household Income Per Capita Income Poverty < 18 18 - 64 > 65
200
American Communities Survey. 2010
Made in Brownsville
Brooklyn
New York City
0.47 0.53
0.48 0.52
0.45 0.34 0.11
0.45 0.25 0.13
0.64 (0.34) 0.38 (0.19) 0.06 (0.03) 0.20 (0.12)
0.60 (0.31) 0.36 (0.17) 0.06 (0.03) 0.19 (0.11)
0.22 0.28 0.21 0.18 0.16
0.21 0.25 0.21 0.20 0.15
5.8 %
6.5 %
0.14 0.41 0.53
0.14 0.38 0.56
$ 45 877 $ 25 010
$ 52 625 $ 32 125
0.33 0.19 0.23
0.29 0.17 0.19
201
Statistics II - Employment
Focus Area
Brownsville
19 %
15 %
Public Sector Private Sector Self-Employed
0.63 0.26 0.05
0.63 0.26 0.04
Means of Transportation Car Public Walk
0.19 0.70 0.08
0.23 0.69 0.06
Travel Time in Mins < 10 10 - 29 30 - 59 > 60
0.03 0.17 0.55 0.32
0.03 0.18 0.55 0.34
Employment Unemployment Rate
202
Made in Brownsville
Brooklyn
New York City
10 %
10%
0.66 0.16 0.09
0.66 0.14 0.10
0.24 0.61 0.09
0.28 0.57 0.11
0.04 0.23 0.44 0.25
0.05 0.27 0.41 0.24
203
204
Made in Brownsville
205
206
Made in Brownsville
207
208
Made in Brownsville
209