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Open to the Public: a Community-Based Approach for Activating the Coney Island Pumping Station

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Open to the Public: a Community-Based Approach for Activating the Coney Island Pumping Station OPEN TO THE PUBLIC: A COMMUNITY-BASED APPROACH FOR ACTIVATING THE CONEY ISLAND PUMPING STATION by Benjamin D. Dodd ©2015 Benjamin D. Dodd A thesis submitted in partial fulfillment of the requirements for the degree of Master of Science in City and Regional Planning School of Architecture Pratt Institute May 2015 OPEN TO THE PUBLIC: A COMMUNITY-BASED APPROACH FOR ACTIVATING THE CONEY ISLAND PUMPING STATION by Benjamin D. Dodd Received and approved: ____________________________________________________ Date_______________ Thesis Advisor Signature ____________________________________________________ Thesis Advisor Name ____________________________________________________ Date_______________ Thesis Advisor Signature ____________________________________________________ Thesis Advisor Name ____________________________________________________ Date_______________ Chairperson Signature ____________________________________________________ Chairperson Name Table of Contents Chapter One ....................................................................................................... 2 I. Issue Statement ........................................................................................................................... 2 II. Goals and Objectives ................................................................................................................ 3 III. Literature Review .................................................................................................................... 4 A. Community-Based and Participatory Planning ..................................................................... 5 B. Historic, Iconic Buildings and Neighborhood Identity ......................................................... 10 C. Community Centers .............................................................................................................. 16 D. Community Resiliency .......................................................................................................... 27 IV. Methodology .......................................................................................................................... 29 Chapter Two ..................................................................................................... 31 Background ................................................................................................................................... 31 I. Existing Conditions .................................................................................................................. 34 Neighborhoods and Boundaries ................................................................................................. 34 Geography & Natural Features ................................................................................................. 35 Climate Change and Flood RisK ................................................................................................. 36 Vulnerable Populations .............................................................................................................. 38 Housing ...................................................................................................................................... 42 A Fragmented Public Realm ...................................................................................................... 46 Few Public Places ....................................................................................................................... 47 Recent Investment & Interventions in Coney Island ................................................................ 50 Community Assets and Emerging Opportunities ..................................................................... 51 Local Initiatives at Coney Island CreeK ..................................................................................... 52 II. Site Analysis: Coney Island Pumping Station .................................................................... 54 Historical BacKground & Significance ...................................................................................... 54 Historic Preservation Efforts ..................................................................................................... 56 Previous Redevelopment Proposals ............................................................................................ 57 Current Conditions .................................................................................................................... 58 III. Summary of Findings and Opportunities .......................................................................... 62 IV. Case Studies ........................................................................................................................... 63 Lower East Side Ecology Center ................................................................................................ 63 RocKaway Waterfront Alliance .................................................................................................. 67 Casita Maria Center for Arts and Education ............................................................................ 70 Clemente Soto Velez Cultural & Educational Center ................................................................ 73 Summary Analysis of Case Studies ........................................................................................... 76 Chapter Three ................................................................................................... 79 I. Participatory Planning Framework ....................................................................................... 80 Definition of the Problem ........................................................................................................... 81 Leadership & Facilitation ........................................................................................................... 81 Decisions to be Made .................................................................................................................. 84 Identifying Decision-MaKers & StaKeholders ............................................................................ 86 II. Recommendations .................................................................................................................. 92 1. LandmarKing .......................................................................................................................... 92 2. Participatory Planning RFP. ................................................................................................. 93 3. Vacant Buildings Disposal Guidelines .................................................................................. 94 4. Rehabilitation of Pumping Station. ....................................................................................... 95 5. Funding. ................................................................................................................................. 97 III. Conclusion .............................................................................................................................. 98 Bibliography ...................................................................................................... 99 Appendix A ..................................................................................................... 106 Chapter One I. Issue Statement The historic Coney Island Pumping Station, designed by noted architect Irwin Chanin and built in 1938, was deactivated and abandoned by the Fire Department in the 1970s. The 4,500 square feet city-owned building is situated along the southern shore of Coney Island Creek, a tidal estuary, and heavily polluted former industrial waterway. Though neglected, the pumping station stands as an iconic building in the community and a meaningful place for many residents. Activating the station through a community-based participatory planning process would make a long dormant community asset available for public use. A community-based planning process would also provide opportunities for collaboration among local residents and groups, and thereby, increase the community’s collective capacity to plan for their future. The City of New York has every reason to want to see this historic station put to use by the local community. Coney Island is geographically isolated from the city’s major commercial and employment areas, home to large minority and senior populations and its residents face higher than average levels of poverty and unemployment. Previous City-led interventions have targeted Coney Island’s tourism and business sectors, and largely failed to address the immediate needs of its residential population. Furthermore, with respect to equity, public indoor spaces for recreation, socializing and promoting democratic participation are scarce in Coney Island compared to the rest of the city. Finally, in the wake of Hurricane Sandy’s devastating flooding in 2012, FEMA funding has begun streaming into the community, presenting a rare opportunity to invest 2 in the social and physical resiliency of New York’s low-income and minority waterfront communities. II. Goals and Objectives This thesis proposes the activation of the Coney Island Pumping Station to meet community needs using a community-based approach that could be the first step in a strategy for helping Coney Island NYCHA tenant association leaders overcome their differences, combine forces with other groups to advocate for the community and plan for a more sustainable, resilient community.
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