Metropolitan Green and the Regeneration of Urban Space

By Adam Brock

Is all the good space left in New York gone? With construction cranes and scaffolding as ubiquitous as taxis these days, it’s easy to think that within a few years every square foot of space that can be built on will be. A closer look, though, reveals that even after a decade of manic development, New York’s urban space is vastly underutilized. While condos and office towers continue to rise all over town, vacant lots with no sign of impending construction still abound in all but the densest of neighborhoods. Meanwhile, there are great opportunities for utilizing street space more intelligently, and thousands of acres lie untapped on city roofs.

And it’s a good thing, too: the way we reinvent these underutilized spaces will be crucial in determining the long-term resilience of New York City. We don’t need more condos for rich people from other countries. We need more trees, more green spaces to get away from the daily grind. We need to start growing more of our own food. We need to provide jobs for the working class that will lift them out of poverty while restoring the quality of the air, soil and water. In short, we need to figure out how to pastoralize the city as thoroughly as we’ve already urbanized the countryside.

The difficulty with making New York City greener is not a lack of space. Rather, it’s a lack of control over the space that’s available. In a city of dense, highly-prized real estate, decisions about how we manipulate our space are left in the hands of those who can afford to pay for it. The fate of the urban environment is determined by developers: entities which, constrained by the need for short-term returns, simply aren’t designed to think about the longer-term social and environmental consequences of their actions. Meanwhile, the people that do care about these things – the people that actually live in urban neighborhoods – are rarely given more than a token voice in the planning process, and they rarely have the tools to envision how development might work better than it currently does. Even city governments, which used to guide the urban form through zoning, civic beautification, and urban renewal projects, have largely ceded control of the urban environment to the free market due to ever-tightening budgets and the lure of tax revenue from big-ticket properties.

Perhaps it’s not such a bad thing that there’s no grand plan for how our cities are evolving: design from the bottom up can have its merits. It might not grow the economy as much as luxury lofts and big-box stores, but elements like small businesses and owner-built houses bring vitality to a place that modernist monuments and slick corporate megastructures lack. On the other hand, only city governments have the ability to create and maintain the critical infrastructure necessary to keep a city functioning, and only government and business have the money to transform our cities on the scale that’s necessary. The challenge for the 21st century, then, is to figure out a synthesis of top-down guidance and bottom-up authenticity, applying the knowledge and capital of government and business to the desires of the community.

It’s a massively different process than the one that occurs today, and the transition will probably outlast our own lives. But while we’re waiting, I think it’s worthwhile to start imagining ways that we might, if given the chance, start to redesign our own communities. I began doing just that last semester with The Living Domino, an ecological concept plan for a vacant factory complex down the street from my house. My most recent design challenge, Metropolitan Green, takes the same values and shows how they can be applied on a somewhat smaller scale.

A few blocks south of the Bedford Ave L stop, there’s a little triangular block where the slightly diagonal Metropolitan meets up with North 3rd street. Small and awkwardly shaped, the lot contains a mostly empty private parking lot and an overgrown triangle of a garden, and has thus far resisted development. The street to the north contains a bagel store, a lumber store and a laundromat, and sees hardly any traffic besides deliveries to these retail establishments. The result is a block of wasted space, an unsightly agglomeration of pavement, cars, and chain link fence in a space that’s ideally suited for a public plaza. Currently, more than half of the surface area of the triangle is taken up by sidewalk and asphalt, neither of which get much use.

Metropolitan Green proposes an arrangement would combine biology and architecture, while giving Williamsburg residents some much-needed public green space in the process. The design integrates the block with the buildings to the north, erasing the street that divides them except for a small access driveway for the lumber store. A greenhouse would emerge from the south side of the bagel store, collecting heat to help keep the building warm and providing a pleasant space for eating outdoors and growing a small amount of food year-round. Just to the east of the greenhouse, a small pond and intentional wetland process the organic waste from the bagel store and lofts above it, while providing a home for several types of edible fish. A matrix of raised beds allow vegetables and herbs to be grown outdoors nine months of the year, while the southernmost portion of the block is left as an open park.

For all the recent excitement around the idea of sustainability, designs such as the Living Domino or Metropolitan Green are still considered too radical to be feasible – but that’s no reason not to keep working at them. There’s no doubt in my mind that the end of cheap oil and need to mitigate global warming will demand a reinvention of the built environment far beyond what’s currently deemed politically feasible, and the more we can start to envision that eventual metamorphosis the better. Indeed, that metamorphosis might just happen sooner than we think: the economic climate seems to be changing even faster than the meteorological one, and it may not be long before crops begin to take the place of condos as the newest member of the urban fabric.

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The Living Domino

By Adam Brock

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There’s a big empty industrial complex down the street from my apartment called the Domino Sugar Factory. Nobody tends to give it much notice; it’s just a row of empty buildings of in an out-of-the-way part of the neighborhood. But with the pressures of redevelopment creeping into the area, the six-square block waterfront site is a fast becoming a developer’s dream. With a project of this scale, the fate of Domino will easily determine the fate of the rest of the neighborhood – and right now, the view from where I live ain’t looking so good.

Domino is currently owned by a group called the Community Preservation Corporation, although, in typical developer doublespeak, community preservation seems to be the last thing on CPC’s mind: their plan calls for four several-hundred-foot towers, each one taller than the Williamsburg Bridge they’re adjacent to. Cumulatively, the uber-development would double the neighborhood population, stressing an already overtaxed sewer and transit infrastructure to the breaking point. And while the proposed 660 units of affordable housing are a plus, the impact of the other 1,750 units would likely displace thousands of the area’s current residents, as shopkeepers and tenants alike are booted to accommodate an influx of new wealth.

This sounds like the beginning of a sad story told a million times over. But it doesn’t have to be this way, especially with the buckling housing market making 2,400 new units seem fiscally questionable. There’s another way to develop Domino: one that listens to the needs of the surrounding community and ecology while still turning a profit. That’s the premise behind the Living Domino Project, the first cut of which I’ve shown below. From the ground up, the design I’m working on takes a whole systems approach, looking at how flows of water, waste and energy can be continuously cycled. I aimed to preserve as many of the existing structures as possible, with the new ones positioned to capture the riverfront views and take advantage of the site’s ample sun exposure.

Here’s an overview of how the project would take shape:

The southern two blocks of the site, as well as the upland block, would be devoted to a mixture of public open space and affordable housing. Ideally, Living Domino can match the 660 units promised by CPC, although this might mean building higher than the 8 or 9 stories I’ve sketched out. Similar to London’s heralded BedZed development, the housing units would have attached south-facing greenhouses to help heat the building and provide space for growing food.

The recently-landmarked refinery structure (and the iconic concrete-and-glass tower behind it) would serve primarily as an arts and cultural center, along the lines of the vision laid out at dominosugar.org. With hundreds of thousands of square feet between the two buildings, there could be extensive galleries and performing arts space, with plenty of room left over for a public library, offices, or a magnet school.

The roof of the refinery, covered in PV and solar hot water heaters, would serve double duty as a rainwater collector. After a storm, the water would flow down sculptural “green gutters” (thank you, USBK) and into a public fountain. From there it enters the site’s greywater system and could be used to flush toilets or water plants.

The northern two blocks of the site would house a Center for Urban Ecology, complete with a prototype vertical farm providing jobs and fresh local produce to the surrounding community. There’d also be an amphitheater, with the existing figure-8 footprint of two old storage towers as stage. Finally, the five blocks of public waterfront would accommodate a water taxi stop, a plaza, commercial tilapia culture, and a marina.

The Living Domino Project is, of course, quite embryonic, and the concepts presented here are likely to evolve greatly in the coming months. But more important than any of the specific features is the idea that the Domino site has massive potential for catalyzing a healthy, sustainable community. Rather than creating yet another agent of gentrification as CPC plans to do, the opportunity exists to create something truly groundbreaking, something that serves as a jewel of Williamsburg and the New York City waterfront. It’s not too late to make Domino come alive – but the clock is ticking.