Gowanus BOA Basics

Gowanus BOA Basics
• The BOA (Brownfield Opportunity Area) Program seeks to create economic development in areas where investment
has been curtailed by fear of contamination.
• The Gowanus BOA focuses on developing strategies to encourage investment and business development in
manufacturing-zoned areas abutting the Gowanus Canal.
• This Nomination Study (Step 2 of the BOA Program) will result in: a comprehensive understanding of physical,
economic, environmental, policy, and social factors that influence local investment; a list of neighborhoodscale recommendations to improve the climate for local businesses; and a list of strategic sites where targeted
redevelopment could stimulate investment into nearby properties.
• Properties in Brownfield Opportunity Areas that seek State or City aid in completing projects that are in accordance
with BOA plans may receive priority or preferred status for assistance.
BAT
FORT
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PARK
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YT
TER
Gowanus BOA Study Area
WAY
NEW JERSEY
ESS
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RED HOOK
RECREATION AREA
PR
ESI
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GOWANUS BOA
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BRONX
STATEN ISLAND
15
TH
ST
OS
ET
PE
CT
EX
PR
PROSPECT
PARK
ES
SW
AY
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LY
N
-Q
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EN
SE
XP
RE
SS
WA
Y
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RE
BR
O
DCP’s 2007
proposal to
re-zone part
of Gowanus
specified that
the study
areas would
retain existing
manufacturing
zoning. No
zoning changes
are planned for
the study areas
(C and E on
map).
GREENWOOD
CEMETERY
CARROLL
GARDENS
Gowanus’
manufacturing
space makes it
valuable as a job
center between the
highly desirable
residential
neighborhoods of
Park Slope, Carroll
Gardens, Boerum
Hill, and Cobble Hill.
PARK SLOPE
¬
«
¬
«
¬
«
¬
«
¬
«
Source: NYC Department of City Planning, 2007
¬
«
¬
«
Industrial
¬
«
¬
«
¬
«
LAND USE COLOR KEY
¬
«
¬
«
Commercial
¬
«
Residential
Mixed
CommercialResidential
Open
Space
darker color =
more intense
use
What Are “Strategic Sites”?
Example from past BOA: Newtown Creek
Step 1) Identify Potential Sites
Strategic sites were identified based on criteria for development and green infrastructure opportunities.
10
2
37
D
KINGSLAN
36
OS
TS
T
A
RM
NO
MA
N
HA
TT
AN
MCG
UIN
NES
S BL
VD
AVE
ND
HS
T
20
21
VAN
29
28
31
DE
22
OR
VA
R
ICK
24
AV
E
MO
T
PO
M
27
TA
VE
TS
E
AV
RO
ET
23
RVO
N
A
LIT
R
NS
ON
GA
26 N AVE
25
JO
H
ES
AV
E
VE
NA
47T
30
AVE
40
E
DG
BRI
T
WA
34
ENP
OV
FIGURE 68: STRATEGIC SITES LIST
124
SECTION 4: RECOMMENDATIONS
NAME
LARGA VISTA
 
 
DESCRIPTION
2
LIRR WHEELSPUR
 
site, currently leased to truck   Large
ing use.
3
LENOBLE
4
FORMER IRVING
SUBWAY GRATING
 
5
LARKIN

6
LIRR ROW/29TH ST/
PARKING LOT
7
BROADWAY STAGES
8
HP STEEL
 
9
FORMER NATIONAL
ENVELOPE
  
In process to become a Fed-Ex
 development.

Green Asphalt site, could have
additional potential
Partially vacant building and parking.
 Small site wedged between rail lines.
Multiple vacant and re-damaged
 buildings.
desire to expand vertically,
  Expressed
empty rear of site.

Former rail ROW, used for public
street, parking, and proposed park.
  Parking lot for Broadway Stages.

10 CAC INDUSTRIES I
11 37-80 REVIEW
Ongoing construction on site.
browneld site, used for
 Capped
parking
 
 Vacant waterfront, long and thin site.
12 LIRR RAILROAD AVE
DODGE
13 PHELPS
NORTH
   

14 PHELPS DODGE
   
vacant parcels in broken
 Several
ownership. Partially capped.
  Flooding next to Maspeth Creek.
15 DAVIS & WARSHOW
16 BIMBO
17 FED-EX I
Vacant site north of rail line.
 Creekside parking lot.

site, room for more intensive
 Large
use.

18 MASPETH
RECYCLING

NAME
22 RG LEATHER
DESCRIPTION
Dwindling business, may be for
sale soon.

23 BO BO POULTRY
24 VARICK AVE


25 MORGAN OIL
  
Underused site, browneld issues.
26 FRITO-LAY
  
In NYS browneld program,
vacant site, seeking development.
27 MANHATTAN
DOOR

 Large site, suspected browneld.
29 GASETERIA
 
30 MARSHALL
IMPOUND
  
 Large unused portions of site.
BROOKLYN
32 READY MIX
Desires new bulkhead to reduce
 truck dependency.

33 EMPIRE
CENTRAL
34 TRANSPORT
 
GREENPOINT
35 TRUCKING
Drainage issues tied to
  underground plume scrutiny.
36 EXXONMOBIL
   
capped site with Creek
 Large
access.
37 SCHIAVONE
   
 Large site leased to truck depot.
Part of Whale Creek barge depot
development.


 Publicly owned vacant site.
 Large site with large parking lots.
roofscape in BOA,
 Largest
greenroof/solar potential.
Underused site, currently trucking
 company.
 
39 ASH STREET
20 DEP
Large, paved site used as vehicle
impound and auction yard.
31 NATIONAL GRID    

recycling, with vacant/
 Material
underused building.
64,000 SF building rented out for
lm staging and storage.
need of bulkhead or shoreline
  In
stablization.
28 T&T SCRAP
38 DOS

Partially repaired, partially eroded
bulkhead.
vacant site with smaller
 Large
vacant building.
 
Desires bulkhead, but largely
 naturalized. Large site.
19 PEBBLE LANE
21 WESTERN BEEF
#
ve
Va lop
ca m
Su nt/ ent
sp Un Po
M ect der ten
ar ed uti tia
La itim /Kn lize l
nd e o d
Gr ow and wn Site
ee ne /o Br s
n r/ r R ow
In Bu a n
fra s il e
st ine Acc lds
ru ss e
ct In ss
ur te
e re
Op s
p. t
#
1
De
ve
Va lop
ca m
Su nt/ ent
sp Un Po
M ect der ten
ar ed uti tia
La itim /Kn lize l
nd e o d
Gr ow and wn Site
ee ne /o Br s
n r/ r R ow
In Bu a n
fra s il e
st ine Acc lds
ru ss e
ct In ss
ur te
e re
Op s
p. t
Step 2) Determine if sites advance project goals
De
Sites should advance project goals. Gowanus BOA goals
from September 2012 Stakeholder meeting:
• Encourage investment in manufacturing/industrial
businesses, building-related businesses, and green
industries and technologies
• Preserve Gowanus’ architectural and industrial legacy
through adaptive re-use of building stock and support
for industrial uses
• Preserve a navigable canal for all users
• Improve essential infrastructure (marine bulkheads,
drainage infrastructure, telecommunications, parking
& transit)
• Create opportunities for environmental education,
open space, and waterfront access without conflicting
with existing and future industry
AS
H
ST
PR
GR E
39
OIN
T AV
E
35
19
T
ER S
MA
SPE
TH
38
W
18
33
1
Initial site selection is based on:
• underuse / vacancy
• contamination or proximity to brownfields
• location / visibility / iconic status
• property size and potential for redevelopment
• known availability or known plans
17
32
11
GRA
3
16
14
12
AVE
AV
E
REV
QUEENS EX
PWY
BO
T
VE
NA
15
13
IEW
E
RD
RD
HS
AVE
ST
JACKSO
N
TH
27TH ST
56TH
4
OIN
H
Y
PW
EX
9
VE
TA
SP
ER
T
UN
7
8
5
D
AN
SL
GI
N
LO
30
6
E
AV
49T
Redevelopment of strategic sites
• is likely to stimulate additional nearby investments
• advances key goals for the study area
• creates needed public amenities
TH
47
BROOKLYN
Strategic sites are key catalysts in the
revitalization plan for the study area.
40 FULTON LOT
SECTION 4: RECOMMENDATIONS
 

underused building,
 Former
redeveloped in 2011.
Former parking lot, now used for
metal recycling.
125
Step 3) Envision site-based change
CREATE A HUB FOR HIGH-PERFORMANCE INDUSTRIAL USES
Benefits to strategic sites include:
• Advanced standing in state and local brownfield
cleanup programs
• Documentation of redevelopment plans in a statelevel planning document
• Opportunity to receive technical assistance and
funding for planning and marketing through Step 3 of
the BOA program
THE VISION:
The Dutch Kills tributary of Newtown Creek is envisaged as a hub for high-performance industrial and
commercial operations, surrounding an ecologically functional Creek tributary. A series of catalytic improvements, beginning with the upgrades to the Larkin strategic site and the planned open space creation at the Dutch Kills ‘hammerhead’ will lead to a transformation of the area.
126
SECTION
4: RECOMMENDATIONS
Source: Newtown Creek Brownfield Opportunity Area Step 2 Nomination
Report,
pgs. 124-126
Infrastructure and Urban Design
Ongoing Green Infrastructure Projects
GREEN INFRASTRUCTURE SOLUTIONS FOR FLOODING
Flooding in Gowanus is being approached at
several levels:
1
• DEP is investigating separated and highcapacity storm sewers
2
NAL
GOWANUS CA
3
• DEP is investing in green infrastructure
4
• The Gowanus Canal Conservancy is
investing in streetside swales and rain
gardens
Ongoing Green Infrastructure Projects
GOWANUS INFRASTRUCTURE ISSUES
1
• Persistent flooding
• Inadequate telecommunications systems
• Insufficient parking / transit access
• Conflicts between truck and pedestrian/bike traffic
• Poor street and sidewalk conditions
GOWANUS CANAL
2
3
CON ED
POWER STATION
4
1
The Degraw Street Bioswales project will install a series of rain gardens along a section of Degraw Street, one block from the Gowanus
Canal. The gardens will both enhance a neglected Gowanus street end and retain and filter stormwater runoff generated from the
surrounding impermeable surfaces. This project will reduce combined sewer overflow (CSO) volumes and to promote the cleaning and
filtration of storm water through green infrastructure technology. This project is being funded by the New York State Department of
2
The 2nd Street Sponge Park was initiated through generous contributions from former City Council Member David Yassky, and will create
a street-end park that filters stormwater, provides native plantings and wildlife habitat, while enhancing the launch site of the Gowanus
Dredgers Canoe Club. This project is being undertaken with landscape architecture firm, dLand Studio and the NYC Department of
Environmental Protection.
CAN FACTORY
STAPLES
&
PEP BOYS
WHOLE FOODS SITE
3
US
RECYCLING
U-HAUL
The Degraw Street Bioswales project will install a series of rain gardens along a section of Degraw Street, one block from the Gowanus
1 Canal.will
The 6th Street Green Corridor
trap
and
treat
stormwater
form
the
public
streets
and
along the heavy industrial corridor
The gardens
will both
enhance
a neglected
Gowanus street end
and retain
and filter
stormwater
runoff generated
fromsidewalks
the
surrounding impermeable surfaces. This project will reduce combined sewer overflow (CSO) volumes and to promote the cleaning and
filtration
of storm
water through
infrastructure technology.
This project is being
funded by the
Newearly
York StateDEP
Department
of
of 6th Street and 2nd Avenue.
This
project
isgreen
a recipient
of funding
through
an
green
infrastructure grant program as part of
the Gowanus and Flushing Bay
Initiative.
is being
developed
in partnership
with NYCDEP, USEPA and hydrologic
The 2ndWatershed
Street Sponge Park was
initiated through This
generousproject
contributions from
former City Council
Member David Yassky,
and will create
2 a street-end park that filters stormwater, provides native plantings and wildlife habitat, while enhancing the launch site of the Gowanus
engineering firm, eDesign Dynamics.
Dredgers Canoe Club. This project is being undertaken with landscape architecture firm, dLand Studio and the NYC Department of
STREET HIERARCHY TO ACCOMMODATE VARIED USERS
Environmental Protection.
The 6th Street Green Corridor will trap and treat stormwater form the public streets and sidewalks along the heavy industrial corridor
4
ARCHITECTURAL
GRILLE
3 of 6th Street and 2nd Avenue. This project is a recipient of funding through an early DEP green infrastructure grant program as part of
The 2nd Avenue Streetscape
project represents a unique opportunity to highlight and promote the industrial nature of the
the Gowanus and Flushing Bay Watershed Initiative. This project is being developed in partnership with NYCDEP, USEPA and hydrologic
engineering
eDesign Dynamics. function and aesthetic value for the benefit of workers and waterfront visitors. Inserted
neighborhood while improving
itsfirm,ecological
The 2nd
Avenue
Streetscape project
represents a uniqueactivity,
opportunity to highlight
and roofs,
promote thebioswales,
industrial nature of the
stragically so as not to disrupt
2nd
Avenue’
s economic
green
and vertical walls will retain and cleanse stomwater
4 neighborhood while improving its ecological function and aesthetic value for the benefit of workers and waterfront visitors. Inserted
so as not toworking,
disrupt 2nd Avenue’
s economic
activity, green roofs,
bioswales, and vertical
will retain and cleanse
stomwater
and enhance the experiencestragically
of living,
and
recreating
alongside
thewalls
Gowanus
Canal.
ATTACHMENT 3
321 Nevins Street, 2nd Floor Brooklyn, New York 11215 tel 718.541.4378 www.gowanuscanalconservancy.
VE
HA
US
ATTACHMENT 3
TB
FLA
and enhance the experience of living, working, and recreating alongside the Gowanus Canal.
321 Nevins Street, 2nd Floor Brooklyn, New York 11215 tel 718.541.4378 www.gowanuscanalconservancy.
BA
LTI
C
STR
THE GUILD
&
STONE
STREET
COFFEE
GOWANUS CANAL
BIG NYC
[SUBWAY BRIDGE]
EET
Urban design elements can
help designate a hierarchy of
streets:
[SUBWAY BRIDGE]
OK
BRO
3T
Q
LYN
HS
EN
SE
ENNIS
SANITATION PLAYGROUND
GARAGE
XP
6T
AY
SW
RES
HS
9T
HS
BRUNO TRUCK SALES
(FORMER)
TR
UE
LOWES
PATHMARK
12
TH
ST
TR
EE
TR
EE
T
T
MAJOR CONNECTORS
RE
ET
INDUSTRIAL PRIORITY
NU
HA
VE
SHARED
4T
DUNKIN
DONUTS
EE
T
E
GAS
ST’N
SANITATION
Integrating pedestrian access
with an active industrial district
can create conflicts between
trucks and pedestrians.
• major truck connections
• industrial priority streets
• shared streets
• pedestrian priority streets
PEDESTRIAN PRIORITY
CANAL ACCESS POINTS
BMP AREA
Businesses in Gowanus are vocal about
parking shortages.
66%
35%
25%
24%
S
CO T RE
ND ET
IT
IO
N
LO
ZO AD
NE IN
S G
AG
E
DR
AI
N
IN
T
RO RUC
UT K
ES
20%
G
% DISSATSIFIED WITH SERVICE
PARKING AND TRANSIT
PA
RK
Stakeholders’ maps of poor street conditions
and flooding, above, closely presaged areas of
inundation in Hurricane Sandy. Flooding is a
major concern in the study area.
Pedestrian routes connect to
strategic canal access points.
Restoration of 3rd Avenue bus service
could alleviate parking demand by
improving transit access for workers and
visitors.
Physical Character
• Gowanus is highly built out: 427 of 480 lots are built, with 506 total
buildings
• 77% of the buildings were built before 1940
• Only 15% (71 buildings) have been renovated since 1980
• 82% of buildings are not modernized according to 1984 building
code (for flood and fire resistance)
Older building stock increases vulnerability to storms and costs to
new occupants.
FEMA ZONE X
5oo Year
Flood Zone
(2013)
FEMA ZONE A
100 Year
Flood Zone
(2013)
GOW
Con Edison lot:
reserved for
future use.
BUILDING STOCK
UNKNOWN DATE
BUILT BEFORE 1940
1941-1960
1961-1980
1981-2000
BUILT SINCE 2000
OPEN SPACE
L
ANA
C
US
N
A
The largest vacant
sites in Gowanus
are in use, reserved
for future use by
the owner, or under
construction.
Whole Foods site:
currently being
built
DSNY Salt Lot:
salt storage &
community
composting
Revised flood risk maps from FEMA make
clear how older structures in the Gowanus are
vulnerable to storms.
MULTI-STORY INDUSTRIAL
Former
playground
beneath MTA
viaduct
Lowes’ parking lot
A handful of building types
dominate Gowanus: one and
two story brick warehouses
are most common. The
neighborhood’s few vacant
spaces are largely used for
parking.
CONSTRUCTION YARDS
ONE-STORY WAREHOUSES
GRANDFATHERED RESIDENTIAL
BIG BOX COMMERCIAL
INFORMAL PARKING LOTS
Survey of Industrial Businesses
TENURE & OWNERSHIP
11-15 yrs
G
IN
• 21 manufacturing businesses
• 58% arrived in the last 5 years
• 31% in business for less than 5 years
• 50% have only 1 full time employee
• Average full time hourly wage: $19.28
• 71% located in American Can Factory
US
HO
MA
N
APPAREL
CERAMICS & GLASS
SPECIALIZED PRINTING
SKIN CARE
UFA
CTU
RIN
4
G
CONSTRUCTION
TIME IN CURRENT LOCATION
Only 20% of businesses own their space;
ownership is more common among
businesses that have been at their
current location for more than 20 years:
•Proximity to complementary businesses
•Cost of doing business
4 ANUFACTURING
•Increasing presence of nonindustrial uses
TIME IN CURRENT LOCATION
25%
35%
66%
25%
24%
Among renters, 87% of reported lease
terms were for 5 years or less. 35% were
for one year.
90%
GROWING REVENUES
56%
20%
Businesses rated their satisfaction with local services.
Transit access and safety were felt to be strong, while
parking and drainage particularly need improvement.
50%
44%
40%
WHOLESALE
67%
31%
OTHER
ARRIVED IN
PAST 5 YEARS
MANUFACTURING
6%
43%
CONSTRUCTION
PUBLIC SAFETY
TRANSIT ACCESS
55%
13%
26+ yrs
CONSTRUCTION
M
71%
TRUCK ROUTING
64%
LOADING ZONES
73%
STREET CONDITIONS
PARKING
DISSATISFIED SATISFIED
29%
SEWERS / DRAINAGE
63%
74%
TELECOMMUNICATIONS
85%
HO
RE
A
W OTHER
OWN SPACE
G
IN
US
•Rising cost of real estate
•Proximity to markets & customers
21-25 yrs
10
FIRMS
•Transportation access (proximity to
highways)
•Strong business community and potential
for business-to-business relationships
16-20 yrs
6-10 yrs
0-5 yrs
Cons
11-15 yrs
AMERICAN CAN FACTORY
DOING BUSINESS IN GOWANUS
Pros
SATISFACTION
26+ yrs
12
SURVEYED
10
RE
WA
• Produce one-of-a-kind, customized products in limited runs
• Have in-house design and production capabilities
JEWELRY PRODUCTION
• Smaller size; fewer employees
21-25 yrs
9
16-20 yrs
20
ER
ARTISAN MANUFACTURING
5
H
OT
MANUFACTURING FACILITIES INCLUDING CATERING,
WOODWORKING, METALS, RESTAURANT EQUIPMENT
30
FIRMS
Of the new arrivals:
• 23 are less than 11 years old
• 83% expect to add staff by 2015
• 53% expect to need more space,
• 1/3 expect to at least double in size.
6-10 yrs
34%
66%
Many of the businesses surveyed have
been at their current location for less
than 5 years:
0-5 yrs
REPAIR
(8)
RETAIL (4)
MANUFACTURING (32 FIRMS)
OTHER (4)
WHOLESALE
CON
WAREHOUSE
STRUC
TRANSPORTATION
TION (11)
(16)
PROF. SVCS (5)
80 BUSINESSES SURVEYED
47% of surveyed businesses reported
growing revenues over the previous 12
months; among new businesses (resident for
0-5 years), the number grew to over 60%.
Economics
Who does business in Gowanus?
12
74
20
18
7
4
140 PUBLIC ADMINISTRATION
EDUCATION
REAL ESTATE
ACCOMMODATION
& FOOD SERVICES
750
WASTE MANAGEMENT
10
10
6
17 UTILITIES
1 ARTS & RECREATION
19
131
34 HEALTH CARE
20
61
25 INFORMATION
29 FINANCE AND INSURANCE
40
RETAIL TRADE
155
47
58
59 FIRMS
PROF.
SVCS
42
(42% AUTO REPAIR)
386
MANUFACTURING
74
70 FIRMS
OTHER
SERVICES
239
500 JOBS
680 JOBS
CONSTRUCTION
UNCLASSIFIED
WHOLESALE TRADE
164
TRANSPORTATION
& WAREHOUSING
420 BUSINESSES (AS OF JULY 2012)
2 11
BUILDING MATERIALS
GOWANUS AS A BUSINESS LOCATION
Disadvantages
Advantages
BUILDING MATERIALS & TRADES CLUSTER
•105 Businesses spanning many sectors:
Construction, Wholesaling, Retail, Manufacturing,
Furniture restoration, Architecture
•Density of local business-to-business purchasing
•Growing number of “green” businesses and products
•Linked to construction cycles & demand
Clusters create opportunities for local
business-to-business transactions, and foster
webs of suppliers and customers.
Clustering activity in Gowanus is new but
promising in several areas:
AUTOMOTIVE
•33 Businesses ranging from a charter bus company to
numerous parts & supply stores.
•Spans Services, Wholesale, Warehousing,
Transportation, Retail, Rental & Leasing
FILM & MEDIA
•27 Businesses, including 5 film companies, equipment
and stage rentals, sound studios, graphic design and
printing services
•Businesses span a wide range of sectors.
N
HA
T TA
MA
N
•Access to markets and
customers
•Age and poor quality of buildings
•Access to a diverse workforce
•Few sites for new development
•Flood risk
•Real estate pressures & market
uncertainty
1.
Only 13% of the sites in Gowanus
are fully built out to allowable
FAR. Underbuilding can result
in ground-level open space
suitable for construction yards or
parking, or offer an interested
business room to expand.
Across Gowanus there
are few sites available
for new construction;
reuse of existing
structures is
essential.
SMALLER LOTS
WITH LITTLE
OPEN SPACE
•Potential to
attract small
manufacturing,
ambulatory health
care, or retail uses
•Little to no on-site
parking; better for
walk-up traffic.
0-25% FAR
3.
BRONX
NEW JERSEY
•High cost / low quality of space
compared to NJ or Nassau County
SITE TYPES TO ATTRACT BUSINESS
FOOD CLUSTER
•41 Businesses in Wholesale, Warehousing,
Manufacturing, Retail, and Food Services
•Local and international markets
LOCATIONAL ASSETS
•Low cost of industrial space
compared to other Brooklyn
locations
25-50% FAR
50-75% FAR
2.
75-100% FAR
Gowanus
affords easy
access to
QUEENS
markets and
customers.
GOWANUS BOA
BROOKLYN
STATEN ISLAND
Adjacent neighborhoods supply
a diverse potential workforce.
Graduate or
Professional
Degree
Less than
High School
High School
Graduate
Bachelor's
Degree
Some College
OVER 100% FAR
LARGER
LOTS WITH
SIGNIFICANT
OPEN SPACE
•Appropriate for smaller
contractors, passenger
transportation fleets,
wholesale, and film.
MID-SIZED
LOTS WITH
PARKING
SPACE
•Ideal for wholesale
trade, film and media
production, technology
and media companies.