NEW YORK, NY—Taking a major official step forward, the 30% affordable, 2,200- unit mixed-income New Domino, is entering the formal public review process known as ULURP (Uniform Land Use Review Procedure). The Williamsburg project creates 660 units of affordable housing and more than four acres of public open space with a broad riverfront esplanade providing access to the Brooklyn East River waterfront, while preserving the landmark Refinery complex and the famed 40-foot high Domino Sugar sign.
The official start of ULURP is triggered by a presentation to the City Planning Commission and certification by the Department of City Planning that the Land Use Review Application is complete and ready for public review.
Michael Lappin, President and CEO of the Community Preservation Corporation (CPC) and CPC Resources, Inc., said, “The plan for the New Domino, five years in the making, reflects the best of New York, a secure and attractive community where people of varied backgrounds are able to live together harmoniously and pursue their individual dreams. The plan also reflects what the community has told us it wants –a significant amount of truly affordable housing, respect for the existing fabric of the neighborhood and access to public waterfront open space. Let’s bring Williamsburg residents and all New Yorkers back to the waterfront. Rafael Viñoly’s compelling design provides an inviting path toward realizing that goal. This is an important moment for us, the community and the city; acres of parks, views of three bridges and affordable housing for hundreds of families. We look forward to full community participation as we enter the formal public review process.”
The mixed-income, mixed-use New Domino, sponsored by The Refinery, LLC, with CPC’s development arm CPC Resources (CPCR) as managing partner, also includes almost 274,000 square feet of new retail and community cultural facility space as well as approximately 99,000 square feet of commercial office space. The proposed plans for the site produce an unprecedented level of affordable housing and public open space along Brooklyn’s East River waterfront.
Lappin added, “In addition to providing a higher percentage of affordable units than is being provided elsewhere along the Brooklyn waterfront, we are including a substantial number of units for very low income families.” Plans call for 100 units for families with incomes of up to $23,040; 310 units for families earning up to $46,080; 100 units for seniors making up to 50% of the area median income, and 150 units of for-sale housing for families earning up to $99,840, such as teachers, police officers and others.
The design features building modules of varying heights, with lower elevations along Kent Avenue rising to mid-level and tower heights as the buildings move away from Kent Avenue and toward the waterfront. Continuation of the existing upland streets onto the site creates a seamless connection from the community to the riverfront promenade. The brick and glass façade treatment for the new structures reflects the landmark Refinery’s historic materials and its glass addition. Overwhelmingly approved by the Landmarks Preservation Commission, the Refinery building design was called “a brilliant adaptive reuse plan” and “a crowning glory that will rival the Tate (Museum) in its accomplishment.”
Groundbreaking is expected in 2011, with construction commencing on the upland parcel of the project which will contain 50% affordable housing. The plan is anticipated to be developed in phases over a 10-year period, producing thousands of construction jobs and more than 1,000 permanent jobs.
Rafael Viñoly Architects’ design transforms the industrial complex into a mixed-use residential development that emphasizes open space and public access to the river, while simultaneously respecting the industrial history of the Brooklyn waterfront and of this site in particular.
New apartment buildings flank the historic Refinery, and their placement opens visual corridors and pedestrian access between the Brooklyn community and the waterfront. For the first time in over 150 years, the site will provide Williamsburg residents with access to open riverfront space and wide views of midtown and lower Manhattan, the Williamsburg Bridge, the Brooklyn Bridge, and the New York Harbor.
Viñoly said, “The New Domino’s master plan seamlessly integrates the waterfront park into the urban public realm, welcoming residents and non-residents alike through direct pedestrian extensions of the Williamsburg street grid. Set back from the water’s edge, four residential complexes break the standard slab typology into elements of varying heights and slender proportions, creating unparalleled views of the City.”
The plan for the adaptive reuse of the Refinery complex, built in 1882 and located at the center of the site, was enthusiastically approved by the Landmarks Preservation Commission as presented by Beyer Blinder Belle, an architecture firm noted for the restoration of Grand Central Terminal and other prominent landmarks. In order to preserve the exterior and permit the Refinery’s reuse, an extensive and extraordinarily costly reconstruction of the interior will be undertaken. The beautifully restored complex will contain ground floor retail space, community facility space on floors two through four, and residential space on the upper floors.
Beyer Blinder Belle has designed a striking three- and four-story glass addition which has an industrial feel, creatively reflecting the building’s history and character. The addition also relates architecturally to the glass tops featured in the new residential towers to the north and south. The Refinery roof will also be home for the iconic Domino Sugar sign where it will remain for all to see.
Fred Bland, principal, Beyer Blinder Belle, said, “The Refinery provides a dynamic link to the site’s history, integrating the best of 19th century industrial design with the best of 21st-century residential design.”
Sitting on the edge of the East River, the New Domino complex reflects its unique site with a rich sequence of open spaces. A continuous network of walkways, featuring pedestrian-friendly stone pavers and limited vehicular traffic, will connect the Williamsburg community physically and visually to the to the five-block long continuous waterfront esplanade. At the heart of the esplanade—fronting the Refinery complex—will be a large open lawn area terraced down to the water’s edge. This lawn is expected to become Southside’s central public gathering place. Its green space, so rare in the neighborhood, will be an essential element in the project's determination to reach out to engage the community and beyond.
Playgrounds, outdoor cafes and other activities woven throughout this series of open spaces will be enriched with a diverse array of plants—shrubs, grasses and trees, all reflecting the site's waterfront ecology. More than 130 trees will be planted along the esplanade alone.
These open spaces are designed by landscape architects Quennell Rothschild and Partners. Nicholas Quennell, senior partner, says, "We are particularly proud of this project which celebrates the site's extraordinary expanse of water, its views of the City skyline and the project's centerpiece—the magnificent landmark Refinery complex. This new parkland promises to become one of the most dramatic new open spaces in the City and will bring life and activity to Brooklyn's old industrial waterfront. The design has been led by my partner, Andrew Moore and senior landscape architect, Yuta Tsuboi."
CPC Resources, Inc. (CPCR) is the for-profit development subsidiary of The Community Preservation Corporation (CPC). It shares the same mission of its parent to improve communities and preserve and create affordable housing throughout New York and New Jersey.
One of the largest creators of affordable housing in the nation, CPC has financed $7.2 billion for approximately 136,000 units of housing since its founding in 1974. In Brooklyn, CPC has invested more than $1.9 billion, with $200 million of that amount in Williamsburg alone. CPC has built or renovated more than 1,600 low-, moderate- and middle-income apartments in Williamsburg.
The Refinery LLC is a partnership between CPCR and the Katan Group. The partnership purchased the site five years ago after the long-term owners announced plans to cease operations. CPCR is the managing partner.
