Zoning plans can sometimes lead to designation of land in some parts of central business districts (CBDs) alias downtown areas, to very limited uses, hence inhibiting capability of the plans in meeting most of multifarious urban spatial needs pertaining to lets say the social, economic and environmental realms. Given high land values in downtown areas, such rigid zoning may be economically unwise and even catastrophic to urban economies.
Notwithstanding, however, it is possible to redesign and redevelop rigidly zoned parts of downtown areas to meet more urban spatial needs like those for housing, offices, shops, hotels, leisure/recreation, fresh air, transport, schools, medical and health facilities, etc. In this way, land use in the rigidly zoned parts will be optimized to cater for more urban functions.
Probably one of best examples of optimization of land use in in downtown areas is Hudson Yards redevelopment project in New York City, USA. We will illustrate as thus.
Hudson Yards redevelopment project is the largest private landed property development in USA. The main property developers behind the project are Related Company and Oxford Properties Group. The project entails creation of a massive brand new up-market mixed land use urban quarter on top of two platforms built over existing rail yards below, in Manhattan in downtown New York City. The rail yards occupy land of high value, that in situ can not be used for anything else.
Hudson Yards redevelopment project occupies a total area of 28 acres (about 11 hectares). It is bounded by 30th Street, 34th Street, 12th Avenue, and 10th Avenue along Hudson River waterfront. Costing a staggering $25 billion, the redevelopment project is expected to be completed in 2024.
Hudson Yards redevelopment will be carried out in two phases, namely Eastern Yard redevelopment and Western Yard redevelopment. Eastern Yard and Western Yard are separated by 11th Avenue. Phase 1, i.e. redevelopment of Eastern Yard began in 2012 and has been completed. It was inaugurated in March 2019.
Spatially, redeveloped Eastern Yard consists of massive urban solids and voids on top of a platform built over existing rail tracks below. The platform consists of precast slabs of pre-stressed concrete alias concrete planks laid on heavy duty steel trusses supported by steel columns sunk into caissons between existing rail tracks underneath. While providing the base and foundation for the urban solids and voids, the platform is designed and constructed such that it also accommodates a drainage system for the new built up area and well as ventilation system for the rail tracks below.
Types and spatial organization of generated urban solids and voids in redeveloped Eastern Yard could be briefly described as follows.
On the one hand, urban solids include, among others, 8 skyscrapers made of light weight material, some of which have more than 100 floors. The skyscrapers accommodate residential units, offices, a hotel, etc. They also include a huge commercial complex with a mall or what is in strict urban design terms a roofed arcade, that accommodates numerous shops, restaurants, etc.
On the other hand, urban voids include a large 2 hectare public square me also referred to locally as public plaza, open spaces implying green parks/gardens, and walkways, among others. The public square is a very important spatial component of Eastern Yard providing a venue for multifarious social activities like sitting, passing through, talking, children playing, courting, eating, reading, etc. This role of the square is facilitated by ample outfitting that include a gigantic 16 story climbable sculpture called Vessel at its core, seating places, fountain, landscaping trees, planting and flowers in huge planting beds, smoothly paved floors, contemporary lamp posts and lamps, rubbish bins, etc. The Vessel in particular, is a powerful attraction to visitors to the redeveloped Eastern Yard.
As regards urban solid-void relationship, the skyscrapers with their different architectural forms, sizes, and facades are clustered to encompass the public square and gardens. That generated wonderful townscape, skyline, and powerful sense of urbanity. Also, the network of walkways offer spatial linkage within the new built up area and beyond.
Last but not least, extension of New York City's Subway Line 7 to Eastern Yard as part of the redevelopment project, resulted in a new subway station at 34th Street that ensures convenient public transport between the new urban quarter and the rest of New York City.
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Video accompanying this article presents some few selected photos that we hope can give an idea about how completed phase one of Hudson Yards redevelopment project in NYC look like. The video was prepared by JK Freelance Productions while the article was written by Jacob Kimaryo Consultancy.
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