Urban planning studio with Michael Haverland

1. URBAN PLANNING STUDIO
2 Greenpoint, Brooklyn
Program
Like many other waterfront port
sites in New York City,
Greenpoint, Brooklyn, was
once a flourishing industrial
area. Large numbers of Polish
Critic: Michael Haverland immigrants came and settled
in Greenpoint during the
1860's to work in its distinctive
shipyards and rope factories.
However, with the rapid decline
of post-war industry and
increase in rents, heavy
manufacturing left Greenpoint
and New York in the 1960's.
Today the waterfront of
Greenpoint is largely One of the many Residential housing
distinctive abandoned crafted by shipyard
abandoned; the large empty industrial buildings workers on Milton
industrial buildings lining the that comprise the and Noble Streets
Greenpoint Terminal (above)
shores are the only reminders Market (left)
of its storied past.
With the recent renewal of
housing demand in New York
City and its boroughs, the
waterfront area of Greenpoint
has become of great interest to development, and development The Greenpoint Plan Analysis PRECEDENT ANALYSIS
residents, planners, and of community facilities. In order (pg 3-4) proposes to connect SUNNYSIDE GARDENS
developers. Despite several to develop an urban strategy, the site to the greater urban
drawbacks, (i.e., no direct other relevant New York City fabric of Brooklyn at three
subway service to Manhattan, urban precedents were urban scales: regional
no waterfront access), there is studied: Sunnyside Gardens, connection, residential core,
great potential in developing Roosevelt Island, and Long and open space. The intent is
Greenpoint because of its Island City. to study how these three
I
stable immigrant population, scales overlap, relate, II III
historic character, and safe The Sunnyside Gardens model and intersect to create urban
neighborhoods. (right) developed by the synergy. In other words, how
Regional Planning Association can open space activate
The 197a Plan for Greenpoint's in the 1920's was a particularly commercial activity, how can
redevelopment was used as an instructive model for its residential neighborhoods TYPICAL SUNNYSIDE GARDENS BLOCK TYPOLOGY
important reference because it innovations in block typology, interlock with open space, and
clearly outlines the use of open space, and how can the public access the
community's goals in shaping articulation of traffic (service waterfront. Proposed urban
II
the future of Greenpoint. Those and front door entry), within synergies are promoted
goals include: visual and the constraints of the New York through programmatic
physical waterfront acess, City grid layout. adjacencies and sharing, and SECTIONAL LAND USE
connections to other parks overlapping of infrastructure.
within Brooklyn, increases in From these precedent studies,
affordable housing, mixed-use a systematic approach was A more detailed precinct study Public open space Public entry
development including light adopted for the development of the residential core follows Communal courtyard Service entry
manufacturing, retail of the Greenpoint Plan. the proposed Greenpoint Plan. Private yard Housing
OPEN SPACE CONFIGURATION ENTRY MODES

2. GREENPOINT PLANNING
ANALYSIS
Sunnyside Gardens REGIONAL CONNECTION
10
Long Island Expressway (L.I.E.)
Queens West 10
Greenpoint Avenue and Calyer Street are
Queensborough Bridge
changed to support commercial and retail
6 7
5
10
5
4 3 activities, thereby linking the Manhattan Avenue
Long Island City 2 3
B.Q.E.
8 commercial spine to our site. High density
8
G
Williamsburg Bridge residential uses are located at important
9
intersections with commercial nodes to support
manhattan
Brooklyn Bridge 2
3
the commercial/retail activities
Williamsburg
Mass transit (ferry, subway, buses) and vehicular
1 (cars and trucks) transportation links are made
1 between our site and the region.
1
Access to the waterfront is provided for the
Coastal Interborough Ferry (Queens) COMMERCIAL / RETAIL PROGRAM LAYOUT (VERTICAL):
greater Brooklyn neighborhood. Service areas
such as parking structures support our new
anhattan) Subway Manhattan Commercial Spine Greenpoint Avenue
Interboroug
h Ferry (M
lyn
) 1. Parking located below ground 6. Library, internet cafe regional connection.
ok 2. Ferry terminal and retail 7. Cultural centre, cinema
ro
(B 3. Restaurants, bars, clubs 8. Retail
ry
er 4. Supermarket 9. Parking structure
lF
ta 5. Service retail 10. High density residential
as
Co
RESIDENTIAL CORE
The residential core is directly related to the
inland residential neighborhoods between West
Street and Manhattan Avenue. It lies at the
3
intersection between the Greenpoint and
Williamsburg street grids.
2
To retain the distinctive character of our site, the
Greenpoint Terminal Market is converted to
1 residential uses. A semi-public realm is created
Residential Core through the modification of circulation elements in
existing industrial buildings.
Ample parking is provided in the interior of the
adapted industrial buildings to retain the
pedestrian character of the residential core.
INNER RESIDENTIAL PROGRAM LAYOUT (VERTICAL): Milton Street Residences Abandoned Industrial Buildings
1. Parking in industrial buildings
2. Converted lofts
3. Inserted residential tower
OPEN SPACE
Open space consists of adjoining public, semi-
public, semi-private, and private spaces.
All open spaces have a direct sectional
5 1 relationship to the continuous pedestrian corridor
3
located in close proximity to the East River
6
7 4 waterfront, which acts as inter-site circulation,
while providing connections to the greater
2 6 Queens / Brooklyn waterfront infrastructure.
7
McCarren Park
The public / private nature of the open spaces
7
changes in relation to sectional changes
throughout the site.
Open space is activated by different programs
OPEN SPACE PROGRAM LAYOUT (VERTICAL): (i.e., day care, watersports, restaurants) at Waterfront View Towards Manhattan Neighborhood Park McCarren Park
1. Existing park 5. Terrace space different times of day. Water activities become
2. Open space expansion 6. Retail open space a vital part of the open space.
3. Public open space corridor 7. Continuous promenade
4. Semi-public stairway space
INTEGRATED SITE STRATEGY
The overlay of the three scales / types of
circulation patterns provides for an interlocking of
various programmatic elements, allowing for
cross-site connectivity at different points. The
superimposition proposes a synergistic
interweaving of site into the existing urban tissue
of the Greenpoint neighborhood by commercial,
residential, and open space-oriented means.
Ferry Access Live Work Residential Waterfront Promenade

3. GREENPOINT PLAN
SITE MODEL
The site model on the right
shows the proposed waterfront
development for Greenpoint.
The highest density residential
areas coincide with the
commercial nodes on the
waterfront to support retail
activity.
The low density Residential
Core Precinct is established by
adaptively reusing abandoned
industrial buildings in the
Greenpoint Terminal Market
area. The pedestrian nature of
Milton and Noble streets is
extended through the precinct
with pedestrian pathways, and
off-street parking.

4. RESIDENTIAL CORE
PRECINCT PLAN
I
MILTON
IV
I
III
II
NOBLE
II
WEST
III
OAK
CALYER
IV

5. RESIDENTIAL CORE
TYPICAL BUILDING PLANS
LEVEL 5
LEVEL 3
LEVEL 1
The abandoned industrial visitors to the precinct. A series of pedestrian pathways
buildings are adaptively reused are cut through the buildings to
to support residential and live The roofs of the parking form link the northern and southern
work units. two large open communal commercial nodes (at the ends
spaces that terrace down of Greenpoint Ave. and Calyer
The first four floors of the inner towards the water. These open St.) and the residential buildings
core of the buildings are spaces are used for larger to the waterfront.
converted to parking. This takes gatherings and social activities.
advantage of the dark interior In addition, every unit has
spans of the existing buildings access to a private terrace.
to facilitate service and
deliveries to live work units, Stairways are inserted into the
to allow a secondary mode of facade of the buildings to create
egress, and to provide ample a semi-public realm overlooking
parking for the residents and the steet.

6. RESIDENTIAL CORE
ELEVATIONS
The building elevations show
how the residential core is
directly related to the core
between West Street and
Manhattan Avenue on Milton
and Noble streets. Corrugated
metal is incorporated into the
original brick facade to indicate
new construction. A semi-public
realm is established by inserting
stairways into the facade of the
existing factory buildings.
The Milton Street elevations
(below) show how institutions
(church and daycare) anchor
the eastern and western ends
of the street.
North Elevation
1"=20'
West Elevation
1"=20'

7. RESIDENTIAL CORE
SECTIONS
The dark interior spans of the
abandoned factory buildings
are used for parking. Housing
lines the perimeter of the
building.
The parking serves not only the
building's occupants, but
promenade visitors and other
residents in the neighborhood.
The sections show how live
work apartments in the first
three levels of the building have
direct access to parking to
facilitate deliveries.
A courtyard structure rests on
top of the parking. The parking
lot ventilates between the
structure of the building and the
parking lot.
North Section
1"=20'
West Section
1"=20'

8. RESIDENTIAL CORE
UNIT PLANS
Dwelling units are built into the
existing structure/column grid of
the abandoned factory building. LEVEL 6
Each unit facing the interior
courtyard has a larger private
terrace. Each unit facing the
street has a balcony. The
balconies are formed by carving
into the building to allow more LEVEL 5
light and ventilation possibilities.
Dwelling units interlock through
the shared plumbing stacks
(right). In live-work apartments,
one bathroom is removed to LEVEL 4
connect the living to the work
space. On the upper floors,
bathrooms are repositioned to
allow residents of the building to
circulate to the communal
roof-top courtyard. LEVEL 3
To facilitate deliveries and
service by car, live-work
apartments are located on
garage accessible floors (Levels
1-4). The back door opens out LEVEL 2
to the fire escape hallway and 2 Bedroom Apartment Studio Live-work Studio Live-work 1 Bedroom
the garage.
Typical Unit Plans
1"=16'
LEVEL 1
TYPICAL UNIT STACKING
Live-work Unit Private Terrace
Studio Communal Open Space
1 Bedroom Parking
Bathroom Vertical Circulation