project book - FAR ROC Design Competition

PROJECT BOOK S M A L L M E A N S A N D G R E AT E N D S

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CONTENT

S M A L L M E A N S A N D G R E AT E N D S

Tab 1

Project Book Intro Letter

3

Approach & Objectives

6

Tab 0 Executive Summary

4

Tab 2 Site Plan

8

Tab 5 Site Systems

19

Tab 6 Constructability & Economic Feasibility

32

Tab 3 Architectural & Urban Design Character

10

Tab 7 Community Engagement

42

Tab 4 Programming & Phasing

16

Tab 8 Replicability & Benchmarking

44

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INTRO LETTER SMALL ME ANS AND GRE ATER ENDS

We are proud to present our design proposal “Small Means and Great Ends” for an adaptive, resilient and vibrant urban development project for the community of Arverne East, one of the most significant oceanfront communities of the New York City region. The focus of the design is on the community of Arverne East. It aims to create an integrated solution and positions the community to provide leadership throughout the project’s development, during everyday life, and in the event of a storm and its recovery afterward. We feel that a multidisciplinary, Scandinavian and Dutch approach will result in a design that is a fully integrated strategy that incorporates a series of small, affordable and smart interventions that are adaptable to future uncertainties. The design aims to be resilient in every way; whether it is in the event of a natural disaster, or to create a stronger socio-economic environment. Our proposal moves beyond resiliency towards what we are calling ‘antifragile’, where both the design and community benefit and improve after enduring stress. “Small Means and Great Ends” is a collaboration of White Arkitekter and Arup, together with Gensler as the associate architect. We would like to thank the competition organizers and city departments for their support. We also thank Prof. Marcel J.F. Stive, professor of Coastal Engineering at TU Delft, the Netherlands; Paula Z. Segal and Moses Gates of 596 Acres and Jeanne DuPont of the Rockaway Waterfront Alliance for their advice and support. On behalf of the design team I would like to thank you for your consideration of our Phase I submission and the opportunity to further develop our design proposal in Phase II with direct input from the community, the focus of our design.

Sander Schuur Architect MScA, SAR/MSA

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TA B 0 E X E C U T I V E S U M M A R Y


E XECUTIVE SUMMARY TAB 0 / SMALL ME ANS AND GRE AT ENDS Our vision is to create an urban design for the community of Arverne East that through a series of small, affordable, and smart interventions creates a model which rises beyond resilient, to a level we call ”antifragile”. The term ”resiliency” implies a return of something that was damaged to its original form. The community must not settle for a return to the past but instead adapt and actively improve conditions both for this generation and for those to come, to become beyond resilient.

The Rockaways, with its long stretch of beachfront, has drawn visitors for many decades. The unexploited shoreline with its surrounding natural habitat has a truly authentic spirit. The area, however, has suffered from economic decline in recent years. Both public space and commercial activity are insufficient; there is a need for more services and amenities,

as well as better access to the extraordinary beach. Life changed dramatically for the people in the Rockaways after the devastating effects of Hurricane Sandy. Thousands of people lost their homes. While it is difficult to predict if storms like Sandy will become more common in the future, scientific studies are indicating that future extreme weather

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events are inevitable. We need to take action to prepare for these potential natural disasters. “We have to … not just right the wrongs of Sandy but start righting some greater wrongs, because the Rockaways have been ignored for decades.” / Mayoral candidate Bill de Blasio in the Far Rockaways Sept. 29th 2013.

TA B 0 E X E C U T I V E S U M M A R Y

GREAT ENDS Our goal is to create an authentic urban development; a new home for the community of Arverne East, a lively and beautiful environment that interacts, rather than counteracts with the sea and responds to natural forces. The community must develop a symbiotic relationship with the environment, similar to how a surfer rides the waves. Our proposed urban strategy aims to create an inclusive community that will enable all members to flourish. It respects all citizens and provides opportunities for them to engage in decisionmaking processes that affect their lives directly. Our proposal accomplishes this through a design solution which integrates a healthy mix of housing types supported by commercial and public services and social places. A series of off-shore sandbanks, a protected nature preserve, and two large storm water parks, in addition to the widened beach and dune landscape synergistically weave nature into the plan. The central boulevard lined with commercial and public functions connects Beach 44thStreet Station and surrounding areas directly to the beach and the new pier. A wetland


park surrounding P.S. 106 activates outdoor programming and services for children. The property types are designed to give ownership to young individuals, couples, families, and older generations. In combination with commercial and public services and activities, a vibrant development is created - impactful engagement creates successful communities. SMALL MEANS Our approach is untraditional; instead of delivering a one package solution we suggest the design to consist of a series of small interventions that are adaptable, feasible, affordable and smart. These interventions are a step-by-step approach to rebuilding that can be tested, adjusted, or redesigned as required during the development process. We believe in a holistic approach to resiliency - one that provides a framework to guard against socioeconomic dangers in addition to natural disasters. Our approach also aims to empower the community to capture its own creative spirit to build a new neighborhood. We will build on the existing structure to enhance its existing assets, strengthen its identity, and provide new opportunities for future development.

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As the infrastructure is being developed, business opportunities will be created along the central axis of the site. As construction is taking place, we envision numerous opportunities for temporary activities to ensure a lively environment from day one. By implementing a flexible design approach, long-term strategies will ensure successful development within the community that build on the natural assets of the shoreline and surrounding areas, as well as the innate value that the community already holds and will bring to the site as development begins. Ultimately, the end result will incorporate a rich blend of affordable housing, business opportunities for residents, new economic ownership models, and plenty of open public space. In the event of a natural disaster, the overall development strategy is designed to reduce and control damage by dispersing and redirecting the storm water as it surges; to maintain access to and operation of essential buildings and infrastructure; to ensure a quick recovery; and to empower the community to take a leadership role before, during, and after the event.

TA B 1 A P P R O A C H & O B J E C T I V E S


Arverne East community members.

APPROACH & OB JECTIVES TAB 1 / SMALL ME ANS AND GRE AT ENDS

“Small Means and Great Ends” aims to establish an urban development for the Arverne East community that is robust, adaptive and goes beyond the basic concept of resilience through a series of small, affordable and smart interventions. The design centers on three strategies: reduce and control damage; provide access in the event of a storm; and ensure quick recovery. We acknowledge that extreme environmental conditions are inevitable and that Arverne East must be aware of and accept future uncertainties,

rather than to ignore and fight them. In essence the community must engage with the environment similar to a surfer to the waves. The urban scheme is designed to reduce and control damage, to maintain access to essential functions and shelters, and to ensure a quick recovery. The overall plan, infrastructure, architecture, and community make up a unique, unified system that can help to ensure a successful future. Our approach is to create a series of smallscale interconnected interventions that would make the urban fabric flexible and adaptive for extreme environmental conditions and future

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uncertainties. These interventions form a network in which the interventions can easily be adjusted and replaced as required. Its success relies on a strategy of synergy and redundancy, the system does not depend on one intervention alone; they reinforce and support each other. All interventions fulfill multiple functions themselves while also supporting the larger whole. After hurricane Sandy we both heard and saw that the sense of community in the Far Rockaways grew much stronger and more tight-knit in the face of disaster. Our proposal tries to take that sense of community to

TA B 1 A P P R O A C H & O B J E C T I V E S


Culinary Kids garden.

another level by providing space for the community to hold a central role in everyday life, both literally and figuratively. In the event of a natural disaster, the community will be positioned to react quickly and respond in a way that best suits the situation. The overall design aims to be resilient in every way; both socio-economically and physically, in anticipation of future events.

We envision that some of the public space will be used for neighborhoodbased initiatives that will generate revenue to directly benefit the community. Community organizations will be able to provide step-by-step instructions to empower individuals to take ownership of their environment. The design can provide a solid backbone for which individuals will have the opportunity to thrive.

The development model will offer affordable housing that provides both a high quality of life for the community while protecting its affordability. For our urban design approach we are integrating public space with housing. By incorporating semiprivate outdoor spaces at the center of the housing blocks, we are offering multiple opportunities for community engagement.

In his book Antifragile: Things That Gain from Disorder, Nassim Nicholas Taleb suggests that some things prosper after enduring extreme stress. “The resilient resists shocks and stays the same; the antifragile gets better.” We see Arverne East as an opportunity to move beyond resiliency – toward the antifragile where both the design and the community improve after experienced Sandy.

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Averne East community members.

“We see Arverne East as an opportunity to move beyond resiliency – toward the antifragile where both the design and the community improve after experienced Sandy.”

TA B 2 S I T E P L A N


”Small Means and Great Ends”.

SITE PLAN TAB 2 / SMALL ME ANS AND GRE AT ENDS

The overall layout of the development connects with the existing grid pattern that surrounds the site. Our design welcomes the continuation of the grid layout as it provides a clear layout which the local community is so familiar with. Two landscaped parks totaling 23 acres cut through the urban fabric, similar to Haussmann’s boulevards in Paris, although in planted form, creating a variation to the grid layout that integrates landmark locations for public functions. The two parks define three different, but strongly connected parts of the development and provide

proximity for the entire development and its surroundings to nature. The parks connect directly to the new boardwalk and nature preserve that lies within the larger set back from the shore, a landscape that forms a seamless link between the city and the sea. It also houses pedestrian and cycling paths clearly separated from car traffic. In the far western end of the development, between Beach 56th Pl and the western landscaped park, a 13-acre protected nature preserve provides an undisturbed natural habitat for local flora and

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fauna. Raised boardwalks integrate for educational and public viewing. At the edge of the park the nature preserve dissolves into a more urban environment, with a petting zoo, communal gardens and a learning center for children that also functions as a conference center. A new town square is located at the boulevard connecting Beach 44st Station directly to the boardwalk and the beach beyond. In addition to being a main attraction for visitors to the Rockaways, this town square forms the center of the development with public and commercial functions

TA B 2 S I T E P L A N


Kastrup Sea Bath, Denmark by White Arkitekter.

around the periphery in taller buildings, the Arverne East Center, that create a focal point for the development. The town square extends to the north side of the A-train overpass, where it connects to, and serves, the adjacent housing area. It also provides opportunities for future development north of the A-train overpass. Public parking is sited underneath the overpass for visitors surrounded by greenery – one of many elements that make the entire development more sustainable. As the town square stretches toward the beach it forms a plaza, a platform for urban leisure, culminating in a pier that extends over the sea. Along this promenade visitors may engage in both passive and active recreation. At the pinnacle of the pier, space is provided for a wide variety of public recreational functions, such as temporary crowd-funded events, a bath house, or even an oyster farm similar to those found further north in New England. The neighborhoods flanking the town square are comprised midrise buildings to create a more dense community that integrates lowincome individual housing with public and commercial space. Here, halfsunken parking garages accommodate parking for both residents and visitors. The western neighborhood consists mainly of multiple bedroom housing

units within small 4-unit multi-family buildings. Here the road adjacent to the boardwalk is broken every other block by lowered landscape pockets that connect to the dune landscape and function as swales. A bicycle path and the boardwalk lay continuously along the entire site. The ‘kinked’ form of the boardwalk helps dissipate forces from a possible storm surge and provides a diverse and unique experience of the shoreline.

Vattenriket, Kristianstad, Denmark by White Arkitekter.

In the north east corner of the site the landscaped park expands into a new wet land park that also connects to Public School 106 and other childbased services, including day care, playgrounds and sport fields. The wetland is comprised of several water bodies that function as storm water retention and detention basins that connect to a small canal running along Beach 36th St. During the event of a storm surge these roads and canal can relieve the water rise by channeling it directly into Jamaica Bay. As was the case with Hurricane Sandy, Jamaica Bay’s water levels rose approximately 20 minutes after the storm surge from the Atlantic Ocean. These channels can help mitigate the overall impacts of future surges. In addition, there are numerous opportunities to develop water-based recreation and transportation by connecting Jamaica Bay to the Atlantic Ocean at these locations that would bring a unique identity to the development.

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Commercial and public functions are dispersed throughout the entire development in addition the functions found in the town square. A learning center; public buildings along the boulevard; and a community center are spread out on the site to both energize the community and function as shelters during the event of a storm. Sandbanks form a buffered ecological zone along the shoreline, which extends into the sea. Besides dissipating the ocean’s energy during a storm, a new landscape will take shape with more shallow and calmer water for leisure and educational activities adjacent to the boardwalk. A new dune landscape also functions as a seawall that reacts to changes in wind and wave patterns forming a dynamic defence against coastal flooding and erosion.

TA B 3 A R C H I T E C T U R A L & U R B A N D E S I G N C H A R A C T E R


Street view.

ARCHITECTUR AL & URBAN DESIGN CHAR ACTER TAB 3 / SMALL ME ANS AND GRE AT ENDS

The goal of our proposal is to develop a place that gives the Arverne East community a strong identity. It aims to create a neighborhood where people want to live, participate, and visit. The urban plan is comprised of a variety of housing types that caters to the community. As a diverse community our proposal respects all citizens, provides equal opportunity for business entrepreneurship, and engages residents in decisionmaking processes that directly affect their lives. The property types are designed to give ownership to young individuals, couples, families, and

older generations alike. A range of housing types, from 325 sq. ft. studio apartments to 1,200 sq. ft. singlefamily houses, ensure a healthy and diverse mix. In combination with commercial and public services and functions, the development will create a vibrant community full of opportunities. We strongly believe that urban planning strategies should be recognizable to the community. Shared land ownership is an approach that will encourage community ties, foster a sense of security, and protect the environment.

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The overall layout of the plan is an extension of the familiar grid that surrounds the area with a series of interventions that reacts to the natural environment to establish a new character to the site. Two parks cut through the urban layout (similar to Haussmann’s boulevards in Paris although in planted

“The goal of our proposal is to develop a place that gives the Arverne East community a strong identity.”


View into park.

form) that interrupt the grid layout and introduce clearly recognizable landmarks for public and commercial functions. The two parks each have their own distinct character and help identify programmed elements with their proximity to the surrounding neighborhoods. These parks additionally connect directly to the new boardwalk and dune landscape forming a seamless link between the city and the sea. Furthermore, the parks play an essential role in the hurricane resiliency strategy, as they also act as water retention and detention basins. The landscaped park on the east has a more natural character and establishes a transition from the urban landscape to the protected nature preserve with its learning and conference center in the western end and wetland park in the east. The houses in the adjacent community integrate a natural urban landscape, as well, with community gardens that may be run by the learning center. The eastern landscaped park is more urban and fully programmed with functions that relate to P.S. 106, in addition to active outdoor programming for children and youth. Educational active programming will enrich the playing experience for local children, including an Imagination Playground, an open-ended play area with large blocks that help children


Imagination Playground.

Bicycle path.

develop cognitive and social skills while encouraging self-expression through deep, joyful play. The parks meet at the beach and the central boulevard at the Beach 44st Street Station. There is a blend of smaller housing units, public and commercial functions and services that cluster to generate a clear center for the development and provide a platform for urban leisure. Directly in front of Beach 44st Street Station the development has a lively urban character which is directly connected to the beach -- the main attraction of the Rockaways. We envision this central boulevard to extend underneath the A-train overpass to the north. Restoring the concrete that protects the steel construction will protect the structure from corrosion and also create a more pleasant and clean connection underneath the overpass. Wayfinding, signage, and a possible design applied to the concrete by the students of P.S. 106 will help improve the experience for everyone in the community. The design encourages the use of alternative sustainable transport methods other than by car with the addition of a network of pedestrian and bicycle paths. The paths are sited in the landscaped parks and along the dune reserve and are

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Signage under the overpass.

clearly separated from car traffic. The location of the project being adjacent to the A-train and available bus services gives an opportunity to provide and promote sustainable transportation. From experience we have seen first-hand that developing a sustainable strategy within a new development can increase community identity and local pride.



Layout of building ”block”.

All of the buildings within the plan will be placed within a 65’-6” grid that will provide a combination of urban development and plenty of green space. The streetscape and building frontages are designed to reduce the visual, acoustical, spatial, and environmental impact of cars while the still providing a parking capacity higher than 1 car per housing unit. Sustainable elements, such as bioswales located along the street, perforated street pavement, and a variety of plant types are important resiliency control measures for storm water and rainfall runoff and make a very pleasant street environment. By placing buildings closer to the street, more space is freed behind to create large, shared community courtyards and semi-private parks, similar to European private courts

or squares. In this way our proposal takes the existing urban street pattern and encourages more communal use of the landscape space to the rear of the properties. We envision that all properties will have their own private garden or external balcony or terrace in addition to these communal courtyards. The design thus allows for a variety of design solutions. Water retention and detention in the courtyard.

These shared courtyards will provide a safe, controlled outdoor space located away from car traffic. Along the waterfront in the eastern part of the development the courtyards lay lower than the surrounding landscape to function as water detention and retention basins; these lowered courtyards additionally provide a direct line of sight from the housing units, a safety strategy that will allow parents to watch their children playing together

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in the backyard. The introduction of semi-private courtyards enriches the open space strategy throughout the development and will provide a natural bond among the housing units around each of the courtyards. Several economic and ownership models for the courtyards are described in Tab 6, Constructability & Economic Feasibility.


The housing types are all designed as sustainable timber construction. They are envisioned to be factory-produced as either modular or flat-packed construction. The advantage of factory production is a high quality, highly efficient, environmentally sustainable product. The owner or developer may select the cladding materials. Timber weatherboard is the traditional cladding of the Far Rockaways, which is the most cost-effective construction method. However, this does not preclude the use of other cladding types, including stucco, stone, brick, and sheet materials to provide variety throughout the site, and the opportunity for home owners to personalize their homes.


STARTER: A small 1-2 bedroom house,

SMART HOME: A compact detached

805 sq ft.

3-bedroom house with an upper-level apartment.

Design features: A bungalow-sized building

T he house is 1,100 sq. ft. and the apartment is

where an efficient use of its roof space creates

345 sq. ft. (Similar model to Arvene By The Sea

an interesting and flexible interior and partial

development).

double-height space around the stair and the

Design features: The Smart home can be used

upper level second bedroom or work space.

as a large family home or as a multi-family home.

Private garden space: A small garden to the rear

Private garden space: Generous roof terrace

and a stoop at street side.

with front and back gardens.

Parking: On street dedicated parking

Parking: Off-street in front of property

URBAN VILLA: An apartment building with either

HOUSE 4 LIFE: Terraced houses of two sizes; a

one 900 sq. ft. or two 450 sq. ft. units per floor

three-story 3-bedroom house of 970 sq. ft. and a

level.

two-story 2-bedroom house of 805 sq. ft.

Design features: The urban villa apartment block

Design features: These compact homes provide

gives an alternative life style: ”apartment living in

budget accommodation with individual identity

a large villa”.

due to the combination of two and three story

Private garden space: All apartments are

units.

provided with a generous balcony and panoramic

Private garden space: Generous roof terrace

windows.

with front stoop and back gardens.

Parking: On street dedicated.

Parking: On street dedicated.

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APARTMENT BLOCK: These repeated blocks provide four apartments per core on each level; two 850 sq. ft. housing units and two units of 485 sq. ft. Design features: These low rise apartment types provide a compact and efficient living alternative to individual houses. The typology is essential in providing a sustainable density within the development. The blocks strengthen and clarify the urban structure and are the starting point for the inclusion of commercial facilities. The smaller size unit allows young people an opportunity to remain within the development they have grown up in. Likewise older people can down sizes in the same community. Private garden space: Generous balconies and shared secure courtyard gardens. Parking: Podium and on street dedicated parking.

ATRIUM HOUSE: A large 4-bedroom house of

THE ECO: A compact 2 to 3-bedroom house of

1,500 sq. ft.

970 sq. ft.

Design features: This is an award-winning

Design features: This small house has an

compact design that includes an atrium car

adjacent courtyard and conservatory. This

parking space providing a private space and

additional un-heated volume creates a flexible

roof terrace that can be used in a variety of

and spacious home.

ways.

Private garden space: A terrace at first floor level,

Private garden space: Generous roof terrace and

small garden to rear and a stoop.

back gardens.

Parking: To the side of house in the courtyard

Parking: Atrium parking

area with a courtyard door

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THE ARVERNE EAST CENTER: We propose an iconic volume at the development’s central square. This can provide commercial space at ground floor, such as a hotel, cinema, and sports facilities. The facing smaller apartment block is proposed to contain studio apartments close to the A-train station. Design features: The Arverne East community’s heart can be celebrated with a building that expresses the aspiration of: warmth, friendliness, diversity and community. This building will provide a focal point and an identity to encourage visitors to enjoy the Rockaway beaches and associated facilities. Private garden space: Both the hotel rooms and studio apartments will have generous terraces. Parking: Podium parking.

LEARNING / CONFERENCE CENTER: We

COMMUNITY CENTER: Located on the edge of

propose an iconic, but moderate volume at the

the eastern park landscape the design includes a

side of the protected nature preserve.

centrally located community center.

Design features: The rounded footprint of

Design features: The building has a transparent

the building provides an optimal connection

façade to clearly communicate its function to

between the interior and the surrounding

the community. The southern façade cantilevers

nature. The characteristic façade is a

slightly outwards to introduce the building from

computationally designed sun screen made out

the boardwalk and the central boulevard and also

of wood beams.

to reduce undesired warming by direct sunlight.

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TA B 4 P R O G R A M M I N G & P H A S I N G


View from pier.

PROGRAMMING & PHASING TAB 4 / SMALL ME ANS AND GRE AT ENDS

The urban plan proposes a healthy mix of housing types and public and commercial functions and services. We envision an urban development that is true to the existing community with an economic development strategy that is beneficial for the community. The wide variety of housing typologies vary subtly in density and style, from the more dense urban character along the boulevard at the Beach 44st Street Station to the more open and green area in the east. Commercial functions include shopping, a hotel, theater, space for local start-up businesses, and other amenities.

In line with our concept “Small Means and Great Ends,” the urban plan consists of a wide variety of functions that are adaptable and can be developed, adjusted, and altered for future needs. Three ”centers” within the development - the Learning Center with adjacent communal gardens, the central boulevard with the adjacent public and commercial functions, and the wetland park around P.S. 106 with child-based services including day care, playgrounds, and sports fields - will trigger further urban development. The three centers are envisioned to be among the first elements in place

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at the start of the development to support the community immediately. The flexibility and adaptability of the proposal allows these centers to be developed in a step-by-step manner. The proposed half-sunken parking garage in the central blocks is not required to be built first.

Construction phasing



Coffice: a coffee bar / workspace / rentable meeting rooms in Stockholm, Sweden

”Coffice” at the town square.

Variation of housing typologies.

We see great potential in welcoming and providing adaptable, affordable opportunities for the young, creative, and leading individuals, as they have proven to be driving forces within communities. Empowering these PUBLI C STARTEmembers young community will R URBA engender the essential social andN VILLA economic fabric that will allow the area to blossom. The proposed mix of different housing types provides affordable housing options for the entire community. The smaller housing units for individuals are situated centrally on the site in the more urban area located directly at Beach 44st Street Station. The housing towards the east and the neighborhood towards the west

consist mainly of multi-bedroom housing units in small 4-unit buildings. A mix of public and commercial functions and services that support the community are located mainly along the central town square at BeachSM 44st Street Station to generate ART L a clear center for theH4development. ECOOn a smaller scale, commercial functions are also scattered across the entire development to provide proximity to all housing units. Adjacent to the town square is a series of smaller rental spaces situated at the ground floor level for local shops and businesses. The 2nd level hosts a series of small offices and studios that will help kick-start new small

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Three centers of development.

APPLE businesses. WeUare calling this model RBAN BLO CKwhere ”business to start business,” OTHER ‘sand motor’ individuals can rent a desk or studio space within a larger space and make use of shared services, including Internet, printing, meeting rooms, etc. On the top levels of the building block larger public functions are located, such as a 50-room hotel (reminiscent of the heydays of the Rockaways) and a movie theater.



Courtyard view.

The Rockaway Peninsula is in need of a wide variety of public functions, such as a library and a local medical center. The design includes a small medical center that can be connected to the clinic run by relief group Doctors of the World located on Beach 102nd Street, which opened after Sandy. The site, especially close to the nature preserve, offers a fantastic retreat location for a Conference Center, with its close proximity to public transportation, JFK airport, and Manhattan. We see opportunities to combine the Learning Center with the Conference Center as the functional requirements are similar and the programs carefully designed benefit each other. The Conference Center could create revenue for funding of the Learning Center and the maintenance of public space within the development. Housing for the aging is located on the ocean side between the Learning Center and the central boulevard, a 5-

The young and leading, members of the Rockaway Youth Task Force.

and 3-minute walk, respectively. With this strategic location the elderly can take advantage of the public functions of the Learning Center and communal gardens, as well as the commercial and public functions and services situated on and along the boulevard. Build into the design are strategies for the aging population to continue to engage with and participate in the community both actively and passively. Towards the east the design proposes a multifunctional Community Center that houses, supports, and enables community organizations and

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initiatives. The Community Center can provide meeting and activity space for organizations such as the Rockaway Youth Task Force, educational initiatives, religious functions, and community meetings, as well as indoor activities for the elderly. Additionally, in the event of a storm, the center can provide shelter for community members. Together with the Learning Center and the public buildings along the central boulevard, they will be able to act as the organizational center during the vital recovery phase after a natural disaster.

TA B 5 S I T E S Y S T E M S


Boardwalk view .

SITE SYSTEMS TAB 5 / SMALL ME ANS AND GRE AT ENDS

INFR ASTRUCTURE I N T E G R AT E D S YS T E M S The development aims to create a smarter, more resilient energy system. As an integrated part of this energy system the proposed development will feature low-energy residences and buildings, which will reduce the overall energy and power demand required and with that the load on the overall energy system. Additional generation capacity reduces the load even more and increases resiliency. ROBUST INFRASTRUCTURE In order to establish a resilient urban development the robustness of the

critical infrastructure is essential. Substations and critical building electrical and mechanical systems will be elevated above the design flood elevation or, where possible, even on higher floors to protect against storm surge and flooding. Subject to any design constraints, the substations and systems are water resistant to reduce possible damage caused by flooding. Power lines will be buried to prevent damage from wind events, ice storms and heat events, as well as vehicular impact. Redundant systems will be included in the critical infrastructure, such as backup energy storage in the Community

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Center and Learning Center, which function as shelters during the event of a storm. Water resistant backup power generators are located in these centers to allow operating directly after a storm surge. The cost of protecting and adding redundancy to the infrastructure and buildings may be substantial. The Passive House and Low Energy Building design will reduce the energy and power demand required; however, in some cases power systems may require a fail-safe instead of completely failing during hazard events. Smarter infrastructure and



Smart grid.

building systems that offer two-way communication and make the grid more flexible will be included, such as advanced metering infrastructure that allows automatic two-way communication between the customer, the grid and the utility. This will ensure that damage to the infrastructure and building systems are minimal, and systems will be back on-line quickly during any major event. Additional generation capacity is included in the development proposal using photovoltaic (PV) arrays. The PVs will be capable of supplying electricity to the grid via net-metering and store electricity through battery storage when the electricity isn’t necessary. This micro-grid concept, small power systems composed of one or more distributed generation resources that can be operated independently from the central system, increases the resilience of the development. Micro-grids with storage and bi-directional inverters will allow “islanding” operation, where loads can be served with distributed generation during a grid outage without putting line workers at risk.

Sustainable measures .

sustainability performance and reduce resource use and carbon emissions. The dense and mixed use program reduces the overall construction material use and travel for residents. The low energy construction reduces the electricity requirements from Con Edison, reducing potential congestion issues and higher costs during peak periods for the occupants. The reduction in water use reduces the impact that the development has on the potable water and sewage system and saves energy for the city. The shared courtyard design provides opportunity for block-level recycling and potentially community level composting to gardens. PV generation will provide clean energy and additional capacity to the site. And with the necessary controls and equipment, will provide the option of “islanding” from the grid, which will give occupants electricity even if the

Sustainable developments integrate design solutions to maximize the

adjacent neighborhood does not. The community center and other large buildings on site could support a cogeneration which would cover each building needs year round supply and serve power to the grid if this goes down in a storm. Co-generation or Combined Heat and Power (CHP) is considered to be a good energy efficient energy system. It is the usage of a heat engine to simultaneously generate electricity and useful heat. CHP can reduce the greenhouse gas (GHG) emissions normally associated with electricity and hot water production by as much as 50%. This same efficiency gain with CHP is what helps an end-user cut his utility bills significantly. The end user’s utilityrelated operating costs are typically reduced by a similar percentage (as much as 50%).

Co-generation system.

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Design methodology of stormwater management.

STORMWATER MANAGEMENT Integration of sustainable stormwater management principles into the design, and taking into account local topographical and environmental constraints are critical components to implementing a sustainable stormwater design. This design methodology follows the following hierarchy: Preventative source control strategies focus on minimizing the amount of pollutants and waste that enter into the stormwater management system. These include: - Preventing trash and debris from entering the drainage system by providing trash receptacles at key locations, and trash racks in stormwater management features - A regular program of street sweeping and litter collection - Pet waste stations in residential developments - Site design features to prevent and contain contaminated spills including knee walls, berms, secondary containment areas, oil/ water separators - Minimizing or eliminating the use of fertilizers and pesticides


Stormwater management practices.

Stormwater management practices.

Low impact development (LID) design will prevent increases in runoff at the source (rather than end-of-pipe management), and also promote on-site infiltration and groundwater recharge. Several LID techniques can be implemented to achieve this goal, such as: - Open Space and Landscaping - Reducing Impervious Surfaces - Disconnect Impervious Surfaces - Time of Concentration Modification

the surrounding water bodies – Jamaica Bay and the Atlantic Ocean - Use of stormwater as a resource on site, rather than simply a nuisance - Reduced flooding - Replenishment of local aquifers through new high infiltration areas and recharge zones - Reduction of the heat-island effect and prevention of thermal pollution through tree plantings, surface water features, and underground detention.

Stormwater management practices (SWMPs), with an emphasis on natural systems where possible. These are intended to ensure that both the waters discharged from the system meet water quality requirements, and appropriate retention facilities will control discharge water volumes to attenuate the peak flows associated with large storm events. As appropriate, these will be integrated into roads, public spaces, and parks. A comprehensive stormwater management strategy will lead to the following benefits: - Enhanced water quality - Restoration of a more natural hydraulic regime, with benefits to

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A sustainable site development design implements measures to decrease the amount of impervious surfaces by promoting open space, and including porous pavements and green roofs. Our assessment considers each master plan component, and determines the appropriate design options based on the parameters described previously. The assessment is divided into the following components: On a building-level, the main strategies are green roofs and green walls. Green roofs can transform large building roof areas into vegetated green space. Green roofs are capable of absorbing rainwater that would ordinarily become runoff.



Green roof.

Bioswale along road.

When properly designed, green roofs will have minimal potential for overtopping and flooding during extreme events. They are used successfully around New York City such as NYC Parks Departments Five Borough Building. Similarly, green walls add aesthetic value to a project and contribute to the evaporative cooling which reduces the urban heat island effect. This has been effectively installed around New York City. One long city block with very limited space and light, an extraordinary 12’ high, 200’ long living wall of evergreen plant material has become a major contributor to the rebranding and place-making of Gracie Mews. Currently, NYC Department of Buildings are giving tax abatements for green roofs. We would urge more governmental programs as well as local abatements for the Rockaways for introduction of these types on installations.

planters, and porous pavements are the predominant strategies proposed.

On a parcel-level, rain gardens and community gardens are proposed. These can be irrigated with harvested rainwater and recycled greywater if there is excess supply.

In areas of high pedestrian traffic, consideration should be given to integrated sidewalk ice-melt systems, which increase pedestrian safety and accessibility.

On a street level, green streets incorporating bioswales, biofiltration

Porous pavements such as porous concrete, porous asphalt or porous

Bioswales consist of a soil bed planted with native vegetation above an underdrained sand layer and are designed to convey and filter stormwater runoff. The following images present an example of bioswales integrated within the street framework. Similar to bioswales, subsurface bio filtration planters consist of a soil bed planted with native vegetation above an underdrained sand layer and are designed to filter stormwater runoff. The planters are fully underground and are composed of a bio-retention soil mix within an enclosure cell. These planters, which can also incorporate tree pits, collect runoff from the roadway via openings in the curb or drainage inlet connections.

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Bioswale in between parking.

paver systems shall be installed instead of conventional concrete and asphalt in areas where applicable. We want to introduce these pavements away from the beach areas as sands will migrate and clog the pavements over time. Porous pavements decrease stormwater runoff by allowing rainwater to seep through the pores and infiltrate into subsurface soils. Porous pavements typically cannot achieve the compressive strength properties of conventional pavements; therefore the most practical applications for such pavement surfaces are parking areas, pedestrian walkways, and roads with low traffic volume away from the ocean where sands can migrate. Furthermore, where possible, pavements can be eliminated altogether by implementing structural grass paving. Structural grass paving grids provide the same service as asphalt, but with significantly less impacts to stormwater runoff. It provides the same runoff characteristics as a lawn, but has a high enough structural integrity to withstand vehicle loads. Some grass paver grids are available in 90-100 % recycled plastic.



Various water features.

On a neighborhood scale, the main strategies proposed include stormwater wetlands, wet ponds, groundwater recharge areas, and prominent water features. Despite strategies that will help reduce, reuse, and reclaim water throughout the development, a significant portion of the water supply will come from local water distribution systems. Therefore, water resources such as aquifers and lakes will be drawn down to provide such a supply. In combination with depleting water resources, the increased impervious areas and compacted soils from the development will prevent infiltration and groundwater recharge, which occurs at a higher rate in a natural setting. In order to mitigate the depletion of water resources, infiltration practices should be implemented where possible. Infiltration basins (underground or above-ground) and bio-retention systems, discussed in Section 3, are two common recharge practices. Infiltration basins are more efficient in providing groundwater recharge since the vegetation in a bio-retention system will absorb a significant portion of runoff. Reducing water demand and recharging groundwater

can significantly decrease the rate at which a water resource is depleted. Prominent water features throughout the project area bring a sense of connectedness and transparency to the community, as well as serving aesthetic, recreational, educational, habitat, and stormwater management purposes. Examples of this include

fountains, ponds, and canals.

- Expand some of the strategies detailed above into the communities surrounding the project site (e.g., water efficiency measures throughout the Rockaways would reduce demand on the overall available NYC water supply). - Research water conservation strategies and programs being implemented both locally, regionally, and globally.

New York City has developed a comprehensive sustainability plan for the city’s future called PlaNYC. As part of the study of stormwater strategies for the city, they developed a comparison on the basis of the cost per unit volume of water detention It is possible that at later design stages there will be opportunities to implement further water-related strategies, which currently would not be viable due to prohibitive costs, lack of technology maturity, or reaching beyond the scale of the Rockaways. For example: - As technology evolves, it may become less costly and operationally challenging to equip schools with a Living Machine to provide wastewater treatment as well as educational value to attract teachers and families.

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Comparison of SWMPs based on cost per gallon of stormwater detention.



hard edge / curb with gutters basin

planting medium outlet

overflow control

road prepared soil mixture gravel pipe bed perforated pipe

outlet to basin

basin

swale

Stormwater drainage.

STORMWATER DRAINAGE “Small Means and Great Ends” proposes the integration of a heavyduty, sophisticated drainage system that is designed and dedicated to handle flood surges. This drainage system is separate from the sewer system and has valves to prevent backflow into houses. The system functions as a network and includes green roofs, storm drains on each property, wide street mains, bioswales, and retention and detention basins. After a flooding and heavy rainfall the network stores, disperses, and directs storm water to control storm water runoff. Like a leaf of a tree, the semi-permeable surfaces let water dissipate slowly, step-by-step, through and into the drainage system. The small steps in attenuating rainfall runoff will bring a great deal of benefit to the Arverne East neighborhood for all year round weather, reducing the onus on traditional piped drainage systems.

design proposes bioswales that are designed to filter the surface runoff water. The slow drainage course with gently sloped sides and filled with vegetation maximizes the time water spends in the swale, to filter pollutants optimally. The usage of so-called bioswale bulbouts, as championed by the NYC Green Infrastructure Plan, will bring the following: - The option to retro-fit to existing streets and construct from the outset on new streets. - Bioswales adding to parking lots between the aisles to help attenuate normal rainfall. - Design the bioswales as planted strips that are more robust by utilizing hard landscaping features - Provide storm water runoff attenuation for regular rainfall events. - Create green space to make streets more pleasant.

Transportation strategy.

Besides being the “lungs” of the design, the two parks function as detention basins that will flood during the event of a storm and hold water from flooding and rainfall temporarily attenuating runoff. The network requires a wellfunctioning operation and maintenance system to be in place. TRANSPORTATION The design encourages the use of alternative sustainable transport methods than car by the addition of a network of pedestrian and bicycle paths. These paths are located in the landscaped parks and along the dune reserve, clearly separated from car traffic. The A-train and available bus services on site also provide

ROCKAWAY WETLANDS

PUBLIC SCHOOL 106 BEACH 56TH ST

BEACH 54TH ST

From storm drains on each property the water from storm flooding and rainfall is directed to the bioswales adjacent to the roads. The artificial swales are designed to manage water runoff in a controlled manner. The

BEACH THEATRE SQ

BEACH 40TH ST

ROCKAWAY PARK BEACH 35TH ST

BEACH 32ND ST

Public transportation.

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Ecology Habitat & Biodiversity

Resource Efficiency Energy Management

Resource Efficiency Water & Wastewater Management

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Ecology Environment

Resilie

Advanced Information & Communications Technology

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Accessibility & Transportation

Resilient Neighborhood Design

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Public Wellbeing, Safety & Quality of Life

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3

Seastreak ferry.

Sustainability focus areas.

S U S TA I N A B I L I T Y sustainable transportation. In addition to the bus stops that are served by the MTA, a dollar shuttle service with 30-minute round trip service can be implemented. With electrical or other sustainable power methods, these shuttles could make the large site more accessible, which would benefit public functions taking place at the Learning and Conference Center, as well as provide better access for the aging and disabled population. The existing $2.00 ferry service from Manhattan to the Rockaway Peninsula on the Jamaica Bay side could easily be extended into the development, as well. A possible stop at one of the locations where the peninsula is narrower, such as at Beach 59th Street, Beach 49th Street, or Beach 35th Street, would provide direct access to Manhattan in a pleasant, recreational setting. This would benefit visitors to the beach and Conference Center, as well as members of the community by providing another alternative to the subway.

It is important to be respectful, but not overreact, to the extraordinary storm events that have affected the Rockaway coastline, both historically and in recent memory. In the aftermath of Hurricane Sandy it is tempting to overdesign the development focused on Sandy-scale storm events at the expense of other concerns. With that in mind, ”Small Means and Great Ends” focuses on social and economic sustainability as one of the governing principles. The future of the Arverne East development area is based upon its success as a real community, with economic and social opportunity for its residents, as well as a plan that makes economic sense for developers. Ecosystem sustainability strategies are therefore woven into the urban fabric, with special attention to habitat and storm mitigation. A holistic sustainability strategy is built into the urban plan, with deference to the Final Environmental Impact Statement of 2003 (FEIS). ”Small Means and Great Ends” agrees with the development principles outlined in the FEIS; however, our proposal has been crafted toward a more integrated urban implementation.

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Sustainability in every aspect.

SUSTAINABILIT Y COMMUNITIES OVERVIEW In a broad sense, our proposal echoes the developmental principles from LEED for Neighborhood Development, as well as our unique experience designing several highly successful sustainable communities in Sweden. As noted elsewhere in this submission, the urban scheme is based upon extending the existing urban grid, and defining blocks that are, in part, influenced by Swedish shared courtyard design. Compact Design and Community Density: Our neighborhood blocks are designed to accommodate 23 dwelling units per acre (13du/acre over total plot area), which exceeds the minimum levels prescribed by LEED for Neighborhood Development, as well as the general guidelines established by the New Urbanism Smart Code v 9.2 for urban zone and urban centers. More important is the shared courtyard design, which promotes neighborhood connectivity and provides a safer environment for children to play and neighbors to meet. A shared courtyard is a small intervention but will promote interaction at the neighborhood level.



Sustainable economic centre.

Affordability and Mixed Housing Types: Our focus is to promote a livable neighborhood regardless of income levels for a variety of residents. We do not want to promote an exclusive neighborhood, but rather an inclusive community that better reflects the mixed incomes and backgrounds of the surrounding areas. Towards that goal we have proposed a variety of housing types, and a proposal to promote affordability now and in the future through the creation of a Community Land Trust. Walkable Streets and Recreational Opportunity: Promoting recreation and a walkable street network is important for the health of the residents, but also important for creating the social interactions for a strong neighborhood community. Multiple recreation types are located throughout the site plan to benefit different types of users and visitors also. Sustainable Economic Center: At the heart of the neighborhood is the central plaza along 44th Street and extending to the ocean. This mixeduse plaza area focuses the economic

centers of the community including the hotel, small-scale neighborhood shops, and cafés. Civic opportunities are supported, such as a farmers market, outdoor performance/ gathering spaces, and a public pier swimming platform. The goal of this design is to promote tourism as an economic engine for the area. Feebased parking for non-residents can provide some direct funding for community organizations and maintenance. Low-Energy and Zero Energy housing design: As a new neighborhood development we have a tremendous opportunity to integrate energyefficient low-energy design throughout all new buildings. With an integrated design and construction process it is possible to develop buildings at little to no extra cost, which will deliver up to 60% in energy savings compared to existing buildings. This can be achieved with good insulation, airtight construction, good windows, and heat recovery ventilation (HRV). As part-Swedish design team we can share examples of multiple projects that have achieved similar results as achieving a 50% energy reduction

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from an annual energy use baseline as a formal housing type requirement. Despite the colder climate in Sweden, we have proven the effectiveness and economic feasibility of developing lowenergy buildings on the community and neighborhood scale. Our proposal recommends low energy design as a general construction principle for the majority of single, multifamily, and multiuse structures. Zero Energy or Passive House design is proposed for the Community Center and Learning Center, with the idea that those buildings are independent of additional added heating and cooling systems. Rainwater Catchment and Greywater Recycling: The Community Center and Learning Center are proposed to function as independently as possible, and act as community hubs in the event of major storms or other serious disruptions. Water catchment roof systems are proposed to allow these buildings to continue providing services when other sources are disrupted, as well as reducing the overall impact upon the city water systems. Limited greywater recycling is proposed on the neighborhood block level, to support the courtyard green areas.



A green roof in Brooklyn.

Water Use Reduction: At a minimum, all buildings are to be designed to reduce water use according to the LEED system minimum guidelines for new construction. This is to be implemented at the community level as well, and includes the rainwater catchment and greywater recycling discussed above. Infrastructure Energy Efficiency: Infrastructure elements such as water pumps, street lighting, traffic lights and other infrastructure elements are to be designed and selected at a minimum of 15% below the typical requirements. Distributed Energy Strategy: A distributed energy strategy promotes resilience but also provides opportunities to integrate renewable energy. Our proposal will be to design buildings to be ”solar ready” so photovoltaic panels can be integrated into homes when an owner buys it or if they choose to do it later. Buildings will also have solar thermal panels to meet most of their hot water needs. These will be complimented by a solar thermal tank to store excess for use in peak periods. The localized electrical grid will be designed to

accommodate the transfer of excess renewable energy to the grid as well as local distribution. This will be controlled by a dedicated energy control center which can also serve as an educational showcase for other communities. The larger buildings may also incorporate co-generation to provide heat and power more efficiently than grid supplies. Excess power and heat will be shared with surrounding buildings. The major advantage of this strategy is that the localized generation of energy will provide a high level of resilience if the larger grid goes down in a storm or other disruptive event.

believe that several of the housing typologies could be produced as modular buildings off-site. The factory setting allows careful control over environmentally friendly materials and high-quality construction technique. It also allows housing to be produced simultaneous to the infrastructure and foundation work, which can significantly shorten the construction schedule. This will result in reduced construction costs; therefore modular building can contribute to the economic viability of the entire proposal.

Green and Biodiverse Roofs: Sedum-type green roofs are to be installed on several housing typologies, to mitigate heat island effect and provide cooling and beauty. Intensive, biodiverse roof systems can be implemented on more prominent buildings such as the Hotel, Student Housing, Learning Center, and the Community Center.

In accordance to the FEIS, the proposal is designed to avoid, protect, and replace native habitat and ecosystems environments as much as practical within the constraints of the competition program and reasonable budgets. We recognize that some impacts are less avoidable, and we have therefore sought to create new opportunities for habitat and resilient ecosystems to take hold.

Reduced Site Disturbance and Ensure High Quality Construction: To reduce the construction schedule and limit disturbance to the site we

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SITE DESIGN TO PROTECT AND RESTORE HABITAT AND ECOSYSTEMS

Avoid: The western end of our proposal is dominated by a 13-acre protected reserve. Within the reserve



Protected nesting area.

area we have designed raised boardwalks to allow educational and public viewing. Development south of the boardwalk is entirely avoided, with the exception of the public pier. Protect: A fencing system limits access around the northern, eastern, and western borders of the protected reserve. New development can cause an unintended consequence of introducing predators such as cats to habitat areas. Protecting habitats with physical barriers can be a good preventative measure. The proposed learning center is also focused on raising awareness of the barrier island ecosystem. In addition, the FEIS proposed donating the protected reserve area back to the Department of Parks for ongoing maintenance and funding, and we are inclined to concur with this recommendation. Replace: Two primary main features of our resilience strategy are also important as potential habitats and new ecosystem features.

The first is the engineered sandbar islands, which function primarily as resilient wave breaks to protect the shoreline. These small islands are also an opportunity for migratory species. The separation from the shorefront recreation activity could be advantageous for threatened species that rely upon the barrier island habitat-type. Careful engineering of these islands includes appropriate plant species for habitat suitability. The second major feature is the new wetland habitats that are provided in the 7-acre wetland park on the eastern end of the site, as well as several seasonal wetlands along the lowered basin areas. The wetland park, in particular, provides a much higher quality wetland environment that replaces the low quality wetland that is removed by our proposal (FEIS 2003 2.9-8). Native species are to be planted to reduce maintenance and strengthen the quality of the local ecosystem.

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Sandbar landscape.

Protected nature preserve.

Wetland park.



Building orientation to reduce solar heat gain.

LOW-ENERGY HOUSING

Passive design: Most buildings are oriented on an east-west axis, this in combination with integrated sun shading, will reduce solar heat gain. We propose the usage of operable windows to take advantage of ocean breezes for natural ventilation. Due to high humidity during summer time, this strategy has to be suited in detail during following stages of the design. The insulation quality mirrors passive house standards and helps buffer large temperature swings. High performance windows, double glazed, low-e at a minimum, are applied reducing heating and cooling costs for the buildings. The properties of the insulation in (°F-ft2-h/BTU) are: Walls

R-40 to R-60

Roofs

R-50 to R-90

Foundations

R-30 to R-50

Ducts

R-8 (minimum)

A low energy design cannot be achieved without proper construction techniques. The buildings will be built on 2x6 studs on 24”or 16” on center instead of 2x4 studs on 16” on center.

This technique will eliminate any thermal bridges in the envelope like the wall-wall, wall-window, ceiling– wall, and floor-wall. In traditional construction, 4-6 studs are typically installed at the wall-wall, in the corner, eliminating the chance to insulate those corners. Unlike typical residential construction, the construction will focus more on air- and moisture-tight construction. This includes infiltration values less than or equal to 1.0 air changes per hour at 50 Pascal (1.0 ACH 50) with a target of 0.6ACH 50. Energy efficiency: The next step in energy consumption reduction is energy efficiency, meaning that the energy that the energy required should be used effectively reducing losses. To ensure this we propose measures such as: controllability of HVAC systems; adequate isolated ducts; heat recovery systems; and combined heat and power energy production of large buildings. Energy-efficient lighting fixtures and lamps will be applied such as CFLs and LED bulbs, both internal and external. And, in addition, it is recommended that energy efficient

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Renewable energy systems.

appliances with remote capabilities be applied to reduce electricity plug loads and reduce the peak load of the existing infrastructure. Renewable energies: Ground source heating and cooling is an optimal solution to cool the buildings during the summer and supply heating. Ground source heat pumps use the ground as a heat source and/or heat sink for heating and cooling. Water or heat transfer fluid is circulated in piping through the ground and supplied to a heat pump, which uses the ground source water to more efficiently provide heating or cooling to the building. Heat recovery ventilation will be used where feasible. Other renewable energy strategies include: photovoltaic cells; and solar water heating. All of the passive and energy efficient strategies mentioned above are expected to reduce the energy consumption of buildings up to 70%, compared to a household energy use in the New York area (data from EIA’s 2009 Residential Energy Consumption Survey). Most of the energy is expected to be covered by renewable energies.



RESILIENCE Three strategies can be recognized in the design: design to reduce and control damage, maintain access in the event of a storm and ensure quick recovery. The site systems that ensure the resiliency of the community urban development are physical in nature and designed according to the three strategies. The series of interventions work together to disperse and absorb the energy from a possible storm surge and direct it, to reduce and control damage. Several public functions, such as the Community Learning Centers, function as shelters during the event of a storm and are located on a higher level to ensure accessibility and maintainability of operations. The shelters will have sufficient capacity of communication and information services for the area and for the nearby communities. These will provide charging stations for phones. Within the street pattern several primary roads are also located on a higher level to prolong their accessibility longer in the event of a storm surge and to be accessible earlier after the surge. All streets are designed beyond the requirements of the NYC emergency departments

to maintain access to essential and strategic locations within the site. Separate or dual power networks reduce the risk of total black out and backup systems, such as power generators are in place. To design to reduce and control the damage

and maintain access and operation allows for a quick recovery after the event of a storm. We propose to train the community members and provide them the resources to lead the recovery as they are already on site and the most engaged to do so.

food

water

X

from community gardens, restaurants, etc.

temporary water containment as backup

NYFD + 15 feet

+ 10 feet primary roads

area of refuge

pv cells emergency generator

X

electricity

fuel gas

Resiliency strategies.

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Mechanical equipment on higher floor.

The design promotes a healthy mix of housing types together with public and commercial functions and services to create a flexible and adaptable scheme that is resilient. A variety of functions and the inclusion of commercial functions establish a solid foundation for a solid community urban development. The mix of housing types ensures a variety in the integrated community, and by supporting and provided opportunities for community engagement strengthens the community socially. This creates a resilient community. To improve the resilience of buildings “Small Means” are integrated into the design. The buildings shall stand on reinforced piers and, where possible, elevated above ground level to avoid flooding. We propose that the façade will ‘stand’ on the ground level for esthetic reasons, and to avoid trash and small animals to collect under the house. The structures below the first floor will be water resistant materials and façades shall contain hatches. Mechanical and electrical equipment shall be located on a raised floor to avoid damage caused by flooding.

Public place.

SOCIAL Public place: We know from experience that public places form the most essential element in urban design and help to create an inclusive community that will enable all members of the community to flourish in. Our design includes a variety of public spaces that serve a variety of individuals who together form the community of Arverne East.

Public services: The design includes a medical center that can be part of the clinic run by the relief group Doctors of the World, located on Beach 102nd Street. A medical center on the public square serves the site and the surrounding communities and complements the hospital that is located further from the site.

The proposed public place varies from a protected nature preserve; landscaped parks; community gardens; a town square; to a wetland park filled with program for children. We incorporate semiprivate outdoor spaces at the center of the housing blocks that offer multiple opportunities for community engagement.

The Learning Center offers valuable means of education that connects to PS106 and offers other educational programs that relate to the natural environment of the site. In the wetland park at PS106 the design includes a variety of educational and child support functions.

The multifunctional Community Center houses, supports and enables community organizations and initiatives. It can provide meeting and activity space for community organizations such as the Rockaway Youth Task Force, educational initiatives, religious functions and community meetings as well as indoor activities for the elderly.

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Revenue: Complementing the government support for the community of Arverne East, we search for possible means to ensure and maintain affordability and continuous funding of community initiatives. Ownership possibilities based on Land Trust models and on site revenue to encourage community engagement. For the community of Arverne to life the American dream.

TA B 6 C O N S T R U C TA B I LY & E C O N O M I C F E A S I B I L I T Y


Arverne East

CONSTRUCABILIT Y & ECONOMIC FE ASIBILIT Y TAB 6 / SMALL ME ANS AND GRE AT ENDS

The general concept of “Small Means and Great Ends” is applied to and integrated in every aspect of the design at all scales. Small interventions make the urban development adaptable and flexible, as they can easily be adjusted, replicated, and replaced. If the proposed interventions are relatively small, feasible, and economically viable, the overall network will not be dependent on individual elements. Yet, these interventions together form the urban fabric in a new, innovative, and smart way. By building up the urban development

with these so-called interventions, the overall plan can develop slowly over time. No large-scale pre-work or preparation is required to start building the project. Also, design elements such as the offshore sandbanks can be tested before expanding upon them and constructing them elsewhere. The interventions will form an interconnected network. For example, the soil required to raise the housing zones above the floodplain will be obtained on site from the landfill created by excavating the landscaped parks. Every element of the urban development is conceived of as being

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made from practical construction materials and methods that are cost effective. Our urban strategy aims to provide a sustainable model of affordable housing that offers a high quality of life for the community. By generating revenue within the development, continuous funding will be available for the maintenance of public space, communal functions, and spaces that support community initiatives. We envision that the residents will have an integral role in the ownership and development of the community.



S A N D B A N KS A series of sandbanks will be the first line of coastal defense against storm surges. Existing mostly below the waterline, they will not visually impact the existing ocean view for beach goers. The breakwaters act together with the existing, but slightly modified, groyne fields to help maintain the sandy beach. The detached breakwater zone shelters the land from the waves and collects and retains sand during stormy weather conditions. Careful layout of the breakwater orientation and strategic distribution of the sandbanks will allow stable beach formations to develop. Numerical tracking can be used to monitor the impact of storm waves and surges on the coast such that the breakwater formation can be refined. While the breakwaters will not prevent storm surges, they will absorb the energy from the waves and will reduce wave run-up leading to an overall reduction in coastal flood risk. Their organization along the coastline will disrupt, disperse, and redirect the waves. By positioning the breakwaters entirely or partially submerged, a zone of calm water will be created between the beach and the breakwaters, yet water will be continuously circulated to ensure good water quality in and around the new beaches. According to our strategy, a 6-foot wave will reach the beach on the backside of the new sandbank, but a wave of 15 feet would be broken up before it reaches the safe swimming area.

sandfilled tube core

Breakwater build up.

St. Ninian’s Isle the largest active tombolo in the U.K.

To reinforce the sandbanks, we propose that they be strengthened with a core structure made from locally sourced materials. Some simple, cost-effective, durable, and flexible examples include waste rock from quarries or sand-filled geotextile tubes. We are aware of the design considerations of the U.S. Army Corps of Engineers, which we will take into account when designing the sandbanks as breakwaters. A thorough understanding of currents and drifts, the underwater depth (bathymetry), and wave conditions is necessary in order to achieve a sound design. The sandbanks also help disperse the sand along the shore side of the beach, and tombolos, or sand bars, will form to connect the beach to the breakwater. This strategy will help strengthen the beach overall.

accreted shoreline

While being the primary coastal defense system, the sandbanks are an addition to the nature preserve, providing a new natural habitat for local species. The separation from the shorefront recreation activity could be advantageous for threatened species that rely upon the barrier island type habitat. This would be beneficial for migratory species such as the Piping Plover. Careful engineering of these islands will include integrating appropriate plant species suitable for their habitats.

breakwater tombolo

boardwalk beach

sand banks

original shoreline

Variety of recreation.

Design considerations.

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Piping Plover.



SURF

" S A N D M OTO R "

Surfing is growing in popularity among New Yorkers. The surf community in the Rockaways improved after Sandy, as the surfing community came together to volunteer their help to rebuild in the Rockaways. Designing a partially submerged sandbank can generate ”perfect waves” for surfers. The design of ”surfing ramps” can improve the surf conditions by enhancing the wave breaking shape while extending the length of the ride.

Constant beach nourishment is required to replace sand that is lost due to longshore drift, or the transportation of sediments up the coastline that causes erosion. Beach nourishment or sand replenishment strategies, as opposed to structures that protect the shoreline, can maintain the look and feel of a beach while supporting the cultural, natural, and commercial character associated with a beachfront community.

These submerged sandbanks must be implemented carefully during design and located along the sandbanks so as not to disturb the primary coastal defence structure. In future stages of the development, specialists will be called upon to further study and implement additional surfing ramps.

The proposed series of sandbanks in the design proposal incorporates the concept of the ”Sand Motor,” a Dutch innovative method for beach replenishment. A pilot project on the coast of Zuid-Holland, the Netherlands, was implemented in 2011. By building a strategicallyplaced large concentrated volume of sand on the shoreline, it is expected that the beach will slowly replenish itself as it channels the waves, wind, and currents.

The ‘Sand Motor’ is the invention of Professor Marcel J.F. Stive, one of the Coastal Engineering professors at the Delft University of Technology in the Netherlands. He has provided his expertise to our team to help us apply the Sand Motor strategy to the Rockaway Peninsula and has offered the support of the TU Delft faculty and other specialists in future stages of the project. www.dezandmotor.nl

beach

wave approach

By depositing a large amount of sand in a single operation, repeated disruption of the vulnerable seabed is avoided. By taking advantage of nature to help spread the sand the shoreline will be improved by actually working with water, instead of against it. The ‘Sand Motor’ will gradually change in shape and eventually be fully incorporated into the dunes and beachscape making the coast broader and more resilient. Instead of needing to re-nourish the beach every 5 years, the Sand Motor is expected to last 20 years, making it an economically valuable solution.

tubing wave shape

‘sand motor’ slow down wave

sand

former typography

‘sand motor’ sand

current

Principle ’breaking wave’.

Construction of the ’sand motor’.

Functioning of the ’sand motor’.

Screen shot of a film by Jesse and Lukas Huffman

The ’sand motor’ onder construction, Holland.

The ’sand motor’ in place, Holland.

that “exposes the depth of the damage and the strength of the local surfing community”.

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STRENGTHENING THE BE ACH A larger setback from the shore will help to dissipate the ocean’s energy during a storm and will form a unique ecological zone with robust landscaping of engineered dunes. Sustainable timber wind break fences and carefully selected native planting will avoid excessive natural erosion of the dunes, reducing the need for mechanical maintenance. In order to avoid large parts of the beach and sand dunes from eroding rapidly, whether it is due to everyday wind and ocean currents or during a large storm event, the design proposes to strengthen the beach with wind break fences, native planting, modified groynes, and the use of geotextile tubes.

We have seen the successful application of geotextile tubes in Atlantic City, where beaches have been strengthened using the TenCate GeoTube®, a product developed with input from the U.S. Army Corps of Engineers. A large tube made from an engineered textile is filled with sand and buried under the beach to stop erosion. It allows sand to build up on itself, recreating the gentle original slope of the beach and provides a natural looking habitat for wildlife. During the event of a storm the tube will hold the sand in place, which will prevent excessive sand erosion and potentially costly property damage.

CANAL

Section of GeoTube.

The design includes lowered roads and a small canal that runs along Beach 36th Street. During the event of a storm surge these roads and canal can relieve the water rise by channelling it directly into Jamaica Bay. As was the case with Hurricane Sandy, Jamaica Bay’s water levels rose approximately 20 minutes after the storm surge from the Atlantic Ocean. These channels can help mitigate the overall impacts of future surges.

Following heavy storm activity in 1995, sand was

Inlet carved accross Fire Island by Sandy.

sandfill

sandfilled tubes

existing dune

washed from the ocean side of the Geotube® unit with no damage to the boardwalk or adjacent property in Atlantic City, NY.

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An inlet was carved across Fire Island during Hurricane Sandy. While at first it was considered to be devastating, it has since brought new life into the Great South Bay as fishermen and scientists report cleaner water and greater marine life. A similar scenario carving a new channel connecting Jamaica Bay to the Atlantic Ocean could potentially benefit the ecosystem, as well, but the environmental impact must be studied in further detail. To avoid the inlet of the canal from being blocked by sand and other materials brought in by the ocean during a storm we recommend a hard edge, or a constructed concrete inlet, at the ends of the canals. The edge will be integrated within the structure of the boardwalk above, and therefore will be hidden from view. The construction will include sluice gates that will usually be in the closed position and allow excess water to overflow over the top of the weir as necessary. These gates will open to allow for water circulation and drain when maintenance is necessary within the canal.

Reference concrete weir.


B OA R D WA L K

L ANDSCAPE

The design of the new boardwalk broadly follows the location of the original boardwalk structure, so that the remaining structure can be re-used where possible. The new boardwalk is elevated the beach and above base flood elevation where possible to minimize the impact of both incoming and outgoing storm water on the structure. The boardwalk will be constructed in modular panels, which ensures replicability, on a robust and resistant structure. The decking panels are connected to the underlying support with a hinge connection on the ocean side, rather than being constructed as a full rigid structure. This allows wave forces to bypass the structure as the boardwalk panels flip on the hinges in response to the incoming waves. This mitigates the potential for damage to the Boardwalk with the additional benefit of reduced debris that can itself cause damage.

The landscape is designed to direct storm water away from houses and other essential facilities. The landscape will be at the lowest level, at 6’ above sea level, and the topography will increase gradually toward the required height for the housing. Three public buildings are situated at the highest points on the development to maintain access and operation in the event of a flood.

The hinges will be made of standard components to allow for a costeffective method to accommodate the waves. On the landside edge of the boardwalk wooden beams provide dunnage and cushion against potential impact from debris and from the panels as they fall back into place.

From the water level at the beach the two large landscaped parks are planned to flood first. They will direct the majority of the surge waters toward the protected nature preserve on the west and the wetland park on the east. Several inner courtyards along the waterfront are at a similar elevation and will function as water retention and detention basins. Bioswales are sited along the roads approximately one foot below the road level. The development includes secondary roads at 8-foot elevations and primary roads on elevations up to 10 feet so they are readily accessible once storm waters begin to recede. All housing is situated at an elevation of 14 feet.


The soil excavated during construction of the lower areas in the landscape and the canals can be used to elevate the rest of the site, rather than transporting soil in from elsewhere. Storm water and rainfall are channeled to the bioswales adjacent to the roads from storm drains on each property. The artificial swales are designed to manage water runoff in a controlled manner and will filter the surface runoff. The use of ”bioswale bulbouts,” as championed by the NYC Green Infrastructure Plan, will achieve the following: - provide the option to retro-fit existing streets and construct new streets from the outset of construction - attenuate rainfall by integrating bioswales into parking lots - create a robust infrastructure that combines planted strips with hard landscaping features - provide storm water runoff attenuation for regular rainfall events - generate green space to make streets more pleasant

‘hinge’

concrete pier support

force of storm water 10”

Section of boardwalk.

Storm surge dispersion.

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G R I D L AYO U T

HOUSING

The grid will be an extension of the surrounding grid layout to provide a smooth transition from existing to new. Within the grid layout the building volumes are located and shaped to optimize views, prevailing winds, and sunlight. Most buildings are oriented on an east-west axis to reduce solar heat gain.

We propose that the housing types are all modular-designed sustainable timber construction with additional steel structures to withstand hurricane winds where additional strength is required. The structures can be factory produced as either modular or flatpacked construction to deliver a highly efficient, high-quality, environmentally sustainable product. Other benefits of modular design include reduced costs, consistency of construction elements, and a savings of up to 50% in on-site construction time.

The location, species, and location of the plantings on site relate to the prevailing wind directions and the sunlight, as well. During summertime leaves will shade the buildings, while during winter sunlight will penetrate to warm the buildings. The same strategy will be applied to the architectural design where fixed sun screens and canopies will block direct sunlight during the summer, but will let it through during the winter when the sun is lower.

We see cladding materials as a choice for the owner or developer. Timber weatherboard is the traditional model in the Rockaways, which is also a cost-effective material. However, this does not preclude the use of other cladding types such as brick, stone, stucco, or sheet materials to provide variety and the opportunity for home owners to personalize their homes.

prevailing wind direction N

W

E

S

sun path

urban layout

Location of building volumes within the grid.

summer time

Sun and view directions.

winter time

summer time

winter time

Reduce / allow direct sunlight with natural

Reduce / allow direct sunlight with architectural

elements.

elements.

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B U I L D I N G FAC A D E In order to avoid major damage to the façades of the buildings during a natural disaster, from flood waters, strong winds, and airborne debris, the design incorporates removable façade elements within the flood zone. These elements include hatches that can fold partially or entirely and lock into place, as shown in the section, or overhead doors. This will ensure a controlled passage of flowing water underneath the building and on the first floor level without the need to replace the entire façade. Another strategy is to construct the whole façade to be folded up in the event of a storm. Not only will this reduce damage caused by the storm surge and airborne debris, but it also can guard against possible adverse effects from standing water. The design in general also proposes the use of materials that can withstand water to reduce water damage in the event of a flood. The hatches and foldable façades allow storm water out after a flooding, and ensures a speedier clean up.

While implementing these strategies into the buildings’ façades will help protect the structures themselves, they can also prevent building elements from peeling off and becoming debris that can damage adjacent homes, as well. Additionally, the design strategy encourages owners and developers to pay more attention to the aesthetics of what is traditionally seen as a disposable element. The design proposes the first floor level of all buildings to be free from essential functions. The location of central building systems will be on higher floors to keep the buildings operational longer and help them rebound faster after a storm.

‘hinge’

locked in place outsite flood water elevation

essential functions & installations + 23ft

+ 13ft

normal position

Foldable facade.

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locked position

Detail foldable facade.



AFFORDABILIT Y & OWNERSHIP We see urban planning and architecture as a vehicle for the people who will inhabit and make use of it. We envision that the residents at Arverne East will be central to and take on leadership roles within the community, and our design will create possibilities and opportunities for that community to be engaged and involved. The economic and legal model that is part of the proposal is in line with the concept ”Small Means and Great Ends.” In a gradual, stepby-step manner, residents will have opportunities at various levels to take on more substantial roles in the community, with an ultimate goal of full community ownership. In our research we studied and discussed our vision for a communityowned model with Paula Segal and Moses Gates of 596 Acres (www.596acres.org). We realize that this model needs to be balanced with current development plans and practices and legal frameworks in New York City, and it may be necessary to implement a hybrid model that borrows elements from wellestablished ownership structures, such as limited equity COOPs, and integrates it with components typically found in Community Land Trusts (CLTs). We also propose that such an ownership model can develop over time and for specific portions of the overall development. Since a CLT is typically operated by of a Board of Governors (consisting of residents and stakeholder groups, with a ratio favoring residents to ensure the community has a leading role), we propose to hold open board seats for future members of the growing Arverne East community.

In many examples throughout the U.S., successful CLTs incorporate several characteristics: - Dual ownership – CLTs aggregate multiple properties within a specific area, retaining ownership of the land in perpetuity (the CLT can be a homeowners association or other residential body, but this organization must conform to the charter of the CLT; typical CLTs draw members from leaseholders and community residents). Current property improvements (homes) and future improvements are then sold to a variety of individuals and organizations devoted to affordable housing. - Leased land – Real property is transferred to individual homeowners through long-term, 99-year ground leases. This structure allows the CLT to preserve affordability and govern usage, while the homeowner establishes equity through homeownership. - Perpetual affordability – CLT retains an option to repurchase housing units in the event the homeowner elects to sell. Resale price is established by a formula designed to provide a fair return on investment for homeowners while maintain affordability for future residents. - Flexibility – CLTs can accommodate a diverse array of affordable housing units: single family homes, duplexes, condominiums, cooperatives, apartment buildings, and mobile home parks. CLTs are emerging as a tool to spurn economic development while protecting local businesses from rent increases. CLT structures remain challenged by governance and operations, as well as questions of subsidy and equity sharing.

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We see urban planning and architecture as a vehicle for the people who will inhabit and make use of it. We envision that the residents at Arverne East will be central to and take on leadership roles within the community, and our design will create possibilities and opportunities for that community to be engaged and involved. The economic and legal model that is part of the proposal is in line with the concept ”Small Means and Great Ends.” In a gradual, stepby-step manner, residents will have opportunities at various levels to take on more substantial roles in the community, with an ultimate goal of full community ownership. In our research we studied and discussed our vision for a communityowned model with Paula Segal and Moses Gates of 596 Acres (www.596acres.org). We realize that this model needs to be balanced with current development plans and practices and legal frameworks in New York City, and it may be necessary to implement a hybrid model that borrows elements from wellestablished ownership structures, such as limited equity COOPs, and integrates it with components typically found in Community Land Trusts (CLTs). We also propose that such an ownership model can develop over time and for specific portions of the overall development. Since a CLT is typically operated by of a Board of Governors (consisting of residents and stakeholder groups, with a ratio favoring residents to ensure the community has a leading role), we propose to hold open board seats for future members of the growing Arverne East community.



In many examples throughout the U.S., successful CLTs incorporate several characteristics: - Dual ownership – CLTs aggregate multiple properties within a specific area, retaining ownership of the land in perpetuity (the CLT can be a homeowners association or other residential body, but this organization must conform to the charter of the CLT; typical CLTs draw members from leaseholders and community residents). Current property improvements (homes) and future improvements are then sold to a variety of individuals and organizations devoted to affordable housing. - Leased land – Real property is transferred to individual homeowners through long-term, 99-year ground leases. This structure allows the CLT to preserve affordability and govern usage, while the homeowner establishes equity through homeownership. - Perpetual affordability – CLT retains an option to repurchase housing units in the event the homeowner elects to sell. Resale price is established by a formula designed to provide a fair return on investment for homeowners while maintain affordability for future residents. - Flexibility – CLTs can accommodate a diverse array of affordable housing units: single family homes, duplexes, condominiums, cooperatives, apartment buildings, and mobile home parks. CLTs are emerging as a tool to spurn economic development while protecting local businesses from rent increases. CLT structures remain challenged by governance and operations, as well as questions of subsidy and equity sharing.

rapidly developing areas. While this structure subsidizes rent, it limits the competitive advantage multi-national retailers leverage through economies of scale. Though the existing property contains no existing small businesses, community ownership of land would enable the community to attract local retailers and provide commercial space (tech center, incubation, goods and services, or other) for residents and neighboring communities. Not only does this model emphasize local development, particularly opportunity for low-income residents, success can generate rates to cover additional CLT expenses. Additionally, though contingent upon New York law, the CLT can cross-subsidize commercial space for resident use with high rent premiums paid by larger firms looking for access to the local marketplace.

As noted above, there are precedents for CLTs in both New York and across the U.S. CLTs acquire land in multiple ways with potential ramifications on the affordability. Community organizations, stakeholders, philanthropists, and volunteers fund land purchases and then form, or transfer rights to, a CLT to manage the property. Since the cost of housing is constrained by a formula derived from low-income housing thresholds, the ability of the CLT to recover investment through ground leases remains limited. In this scenario, tax benefits (low-income housing tax credits, property tax credits) are a significant lever to successful development. A possible scenario could include that land is deeded to a CLT in perpetuity from the current land owner(s). This scenario is most similar to a public/private partnership, where a government agency or housing authority recognizes the benefit of affordable housing for a cited mission. This method relieves the burden of initial affordability from the CLT and enables more rapid development since resources are diverted toward property improvement rather than acquisitions. Tax considerations (particularly development tax credits) facilitate development, maintaining affordability while providing returns to a development partner. While these plans prioritize community ownership and speed of development, it is possible to leverage local amenities to fund the ongoing maintenance and service costs for community spaces while maintaining high environmental standards. CLTs insulate local businesses from rent pressures in

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Again, we strongly believe that this project offers an exceptional opportunity to extend the definition of resiliency into land development and ownership that will strengthen local resilience through community participation and a true sense of ownership, accountability, and belonging.

COMMUNITY LAND TRUST

$ Funding

LAND TRUST Community

ownership concept



CONTINUOUS FUNDING

REVENUE

Our urban strategy includes various means to both generate continuous funding for the maintenance of the public spaces and to provide opportunities for the community to ensure a high quality of life. Opportunities will also be made available for local ownership and community initiatives.

Through “Small Means” our proposal searches for opportunities to generate continuous funding. The proposal includes a Conference Center as a revenue-generating establishment. The site offers a fantastic retreat for individuals attending a conference, with its proximity to public transportation, JFK airport, and Manhattan. The Conference Center will bring visitors to the site year round who will engage with the community and help stimulate the local economy. Revenue can also be generated with an added surplus charge on the hotel

We envision the Department of Parks and Recreation to be the owner of the parks and provide funding generated on site for the high-level maintenance of the parks. After meeting Malisa Rivera and Marion Moses of the Culinary Kids Garden, we believe that local funding and community input will help drive the success of community gardens dispersed throughout the urban development. We see possibilities for a Rockaway Youth Task Force farmers market or small, locally owned shops that can provide fresh produce directly to the community. In this closed economic model, community initiatives generate income to maintain themselves. In addition, some of the products may be made available to a broader market; perhaps exclusive products, such as oysters, can be sold to high-end restaurants citywide.

and public parking for visitors from outside the area. Additionally, various forms of fundraising as construction takes place, such as sponsorship of public furniture, timber boards in the boardwalk decking, etc., can provide additional financial resources. A healthy mix of home ownership and rentals that bring revenue is a more traditional and efficient model that we plan on implementing, as well. In line with the concept “Small Means and Great Ends” all of these strategies can work together toward our goal.

Rockaway Youth Task Force farmer market.

Veggie Island by Rockaway Taco.

LIC market.

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Oyster farm on the east coast.

TA B 7 C O M M U N I T Y E N G A G E M E N T


Culinairy Kids garden.

COMMUNIT Y ENGAGEMENT TAB 7 / SMALL ME ANS AND GRE AT ENDS

The development strategy provides a platform for community engagement. In line with the concept, “Small Means and Great Ends,” the design includes feasible and smart solutions that enable a wide variety of community involvement with varying levels of intensity. These opportunities are functional, economic, and social. We see great potential in providing community members the opportunity to take on a leading role in various aspects of the development. The local residents tend to be very engaged and interested in issues concerning their neighborhood, from everyday life to

possible future developments. In the event of a natural disaster the community is already on site and in the best position to ensure a quick recovery. The proposal ”Small Means and Great Ends” will provide the community with the means required to take the leading role in recovery efforts and to begin recovery immediately after the next storm hits Arverne East. “For the first four days we were on our own. There was no one coming in over these bridges to assist us,” said Jimmy Dowd, founder of St. James Clothing in the documentary ”Roll on

PROJECT BOOK / 42

Rockaway.” “We learned to help each other. We’re resilient,” added Steve Stathis of the Greybeards. The design aims to provide many strategies for community engagement, rather than a series of fixed solutions. Through resilient site design, designated shelters in the event of a natural disaster, and funding for the community with on-site revenue, we envision a wide variety of opportunities for engagement. To make community initiatives viable, continuous funding will be required. On-site revenue will be obtained

TA B 7 C O M M U N I T Y E N G A G E M E N T

through public functions, a possible surplus charge for visitors, and new sponsorship possibilities. In addition, closed economic models, such as small business start-up space and larger commercial space, will allow the community to generate income to maintain itself. Finally, organizations that require very low maintenance costs will have space made available to them. Within the development, outdoor space is reserved for community use. The central boulevard extending from the town square to the beach is a platform for urban leisure where community members can engage in social activities. The leisure is both active and passive as community members can choose to participate or be a spectator. The community gardens on the western portion of the site are located where the Learning Center provides education programs for school children. The children and other community members can work in those gardens, and the funding that comes from products produced at the garden can help fund the Conference Center. Some of the goods can be made available to a broader market, as


well, where exclusive products, such as oysters, might be sold to high-end restaurants throughout the city. Along the central boulevard the development offers a series of smaller rental spaces for community members to start their own shops and businesses. Services are provided to support individuals who want to establish their own businesses by making available studio space or rent-a-desk programs within a larger space with shared services including Internet, printing, meeting rooms, etc., and even financial benefits. By providing business opportunities the community will be engaged in the commercial functions and activities within the development. The envisioned opportunities engage residents to be independent, take on a leadership role, and have ownership of their community. The step-by-step, or star-rated, ownership model, as described in Tab. 06, provides the opportunity for the community to be more engaged in their neighborhood. With a Land Trust model, the community will maintain its affordability and preserve its role as the main decision-making entity for the area.

Shared office space New York.

Shared courtyard, White Arkitekter.

Rockaway Park.

Community garden.

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Shared courtyard in Stockholm, White Arkitekter.

TA B 8 R E P L I C A B I L I T Y & B E N C H M A R K I N G


Beach 44th Street Station.

REPLICABILIT Y & BENCHMARKING TAB 8 / SMALL ME ANS AND GRE AT ENDS

Small interventions make the design model for ”Small Means and Great Ends” in its essence replicable. We have integrated this strategy in multiple places throughout the site, and these elements can easily be incorporated into other community urban developments with a similar goal of resiliency and urban planning.

full control over the quality of materials by being manufactured offsite, and overall reduce costs.

As the interventions are replicable, a modular approach to building can reduce the construction schedule, limit disturbance to the site, provide

Although our vision for Arverne East is specifically developed for that community, the elements we have developed are intended to be

Our approach maximizes flexibility and adaptability. What we are proposing is a holistic strategy that can be implemented in other locations and yet can still perform optimally.

PROJECT BOOK / 44

adaptable to other sites in need of resilient strategies. By learning from Arverne East in other projects elements of the approach can be, adjusted, expanded upon or reduced, as well as be supplemented with new site-specific elements appropriate for that location. This allows for an optimization of our holistic strategy for future projects enabling and ensuring both resiliency and identity.

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