Urban Thinking: Zoning for High Line

Portfolio Project: Urban Thinking | Zoning Proposal for the High Line Area

Experiential narrative The existing conditions of the area were documented with photos over multiple site visits. That the High Line provides such a different experience from its surroundings is part of its somewhat surreal appeal. But rapid churn in the area, catalyzed by that appeal, calls for examination of how best to guide that growth.	1"/50' context model The urban planning thesis of this project aims to use the High Line as a catalyst for thinking about zoning, flood-water management, and green space with planning that: > Uses density codes tied to flood risk zones and new “permeability parameter” zoning, to move towards safe and sustainably flood-resistant urban space. > Mediates between the Hudson Yards and other high-rise, high-cost condos that are sprouting around the High Line, through graduated FAR density and inclusionary usage zoning.	Current and proposed usage zoning Existing zoning is traditionally planimetric; a more nuanced approach also considers usage zoning in section, to better respect the High Line, preserve neighborhood density, and plan for flood risks.
Synthesizing multiple tactics The proposed re-zoning is a synthesis of several approaches, including the introduction of a new "permeability parameter". This serves to mitigate flood risk by reducing the prevalence of hard surface in the area, providing incentives to builders to add green roofs in areas with low flood risk, or eschew building altogether in high-risk zones in favor of creating permeable green space.	Zoning re-imagined The end result is a more resilient, more diverse and inclusionary neighborhood. The FAR is graduated from north to south, and both usage and height parameters accommodate flood risk. More permeable surfacing is incorporated, while the historic character of the neighborhood is not obliterated by high-end condos.	Zoning considered in section These sectional views show the graduated FARs that mitigate between new towers to the north and the existing low-rise fabric to the south. The upper east-west section shows how height restrictions preserve daylight and views on the High Line itself.

Click the thumbnail images to move through this project. Mouse-over the upper image for a text description, or click on the upper image to see a full-sized version.

The High Line has been a shot in the arm for the West Chelsea area, but it raises some new questions: What does it mean to build sustainably in an area that is proven to be at risk of flooding? Why is our experience so abruptly different when we descend from the green park down to the concrete streetscape? And how do we address the elephant in the room: the looming high-rise (and high-end) residential towers going up at the north end of West Chelsea, spurred by the popularity of the High Line itself? In preparation for the High Line library project, my first task was to analyze the existing zoning and character of the context, which prompted these questions, and provoked some solutions in answer.

Portfolio Project: Urban Thinking | Zoning Proposal for the High Line Area

Experiential narrative

1"/50' context model

Current and proposed usage zoning

Existing zoning is traditionally planimetric; a more nuanced approach also considers usage zoning in section, to better respect the High Line, preserve neighborhood density, and plan for flood risks.

Synthesizing multiple tactics

Zoning re-imagined

Zoning considered in section

These sectional views show the graduated FARs that mitigate between new towers to the north and the existing low-rise fabric to the south. The upper east-west section shows how height restrictions preserve daylight and views on the High Line itself.