High (Line) Hopes for New Jersey

Similar dreams, struggles and efforts to create High Line's all around the world, this one is closer to home!

High Line Hopes in Jersey City

By HEATHER HADDON

                                                                                  Roman Pohorecki

A rendering of a potential plan for the Sixth Street Embankment in Jersey City has walkways and bike paths.

After a seemingly endless legal battle, Jersey City is on the verge of getting its own version of Manhattan's High Line.

An abandoned elevated railway known as the Sixth Street Embankment has been the subject of a litigious preservation effort for more than a decade. Local groups and city officials want to transform the half-a-mile long stone structure into a grassy, landscaped park with skyline views, spanning Jersey City's gentrifying neighborhoods.

The park is also envisioned as an important link in a greenway spanning the East Coast.

Now, after a federal judge ruled against a developer blocking the park, a settlement that would hand control of the railway to Jersey City has been drafted and is awaiting approval.

"This has been an epic legal struggle," said William Matsikoudis, the Jersey City municipal attorney, who estimated the city has spent more than $500,000 in legal fees on the battle. "We're one step away from a settlement that will provide a world-class amenity for the people for Jersey City."

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So far, the settlement has been tentatively approved by two of the three main litigants: Jersey City officials and Steve Hyman, a Manhattan investor who purchased the embankment from Consolidated Rail Corp. for $3 million in 2003 to knock it down and build housing. The city sued Conrail for making the sale, and Mr. Hyman, in turn, sued the city.

Under the terms of the settlement, the city would pay Mr. Hyman $7 million and Conrail would chip in $13 million to settle all the pending litigation, according to people familiar with the matter. Conrail would get development rights along the edges of the embankment, which could yield at least 300 housing units potentially valued at $10.5 million, other people familiar with the matter said.

The Jersey City Council is set to vote on the settlement Wednesday, and it appears likely to pass, said Councilman Steven Fulop, a project proponent.

The last remaining obstacle is Conrail, which is still examining the deal and wants a "number of open items" addressed, said Kevin Coakley, a partner at Connell Foley, who is representing the company. He wouldn't elaborate. "Conrail is hopeful a settlement can be achieved," he said.

Mr. Hyman, who has spent millions of dollars on the court cases, has signed the settlement, said one of his attorneys, Daniel Horgan. "Everybody wants it over with," said Mr. Horgan. "We would like everybody else to sign on it."

Even with Conrail's approval, the Jersey City version of the High Line may be a long way from reality. Initial construction could begin next year, Mr. Matsikoudis said, but designs haven't been finalized for the 110-year-old structure, formally known as the Harsimus Stem Embankment. The city would likely hold a design competition.

Still, hopes are high. It is "equal to or better than New York's High Line," said city Mayor Jerramiah Healy in a statement.

The sandstone-and-granite structure rises to 27 feet at its highest point and once carried Pennsylvania Railroad freight trains along seven tracks to the Hudson River waterfront. Conrail took over the embankment in the 1970s, but rail traffic ceased and nature took over. Ivy covers the walls and the structure is now a regular way station for monarch butterflies migrating from Canada to Mexico.

Early ideas to transform it into a park include landscaping the trees and plants already growing on top. A meandering walking trail and a bike path are possibilities along the 100-foot wide embankment, which is wider than the High Line, said Stephen Gucciardo, president of the Embankment Preservation Coalition, a volunteer group formed to save the historic relic.

Advocates want a "grand entrance" to the park's eastern section, while the western section would return to ground level and connect to the Bergen Arches, a railroad tunnel that runs through the Palisades.

The abandoned tunnel feels remote despite the highways and development around it, said Mr. Gucciardo. "It's like coming upon some kind of Mayan temple that has been overgrown. It's lost in time," he said.

The dream for advocates is to connect the embankment to the 2,600-mile East Coast Greenway, a trail that is under development from Maine to Florida. In New Jersey, 20% of the 93-mile trail is complete, said Rails to Trails, an advocacy group that promotes trails along railways.

The saga over the Sixth Street Embankment began in 1998, when former Jersey City Mayor Bret Schundler decided to knock it down for housing.

There was an outcry from residents, who in 1999 succeeded in getting the embankment added to the State Register of Historic Places. The City Council voted in 2004 to take it over for a 6.5-acre park by eminent domain.

The city sued Conrail in 2005 for selling the land to Mr. Hyman, who then filed a dozen separate suits over myriad issues involving the land.

Settlement negotiations got a shot in the arm Friday when the U.S. Court of Appeals rejected Mr. Hyman's case and backed the city.

Write to Heather Haddon at heather.haddon@wsj.com

http://online.wsj.com/article/SB10001424052970204136404577207602302461274.html

Anandi Hearts Queens!

Gratitude and Love for Queens!

Honored and Humbled to be featured in the Queens Ledger / Brooklyn Star's "On the Record" as community & environmental activist." Thanks for the great recognition for the work that I do and for highlighting the passion I have for creating community and beautiful spaces in Queens. 

Thank you all for the love! 

~Anandi

Anandi Premlall, Community activist

by Lisa A. Fraser

Jan 27, 2012

If anyone is paying attention to the news in South Queens, one hot button issue is the prospect of a Queens Greenway at the abandoned LIRR tracks running along Woodhaven Boulevard, much like Manhattan's Highline Park. And one voice in the mix, which dominantly stands out among all others, is Anandi Premlall's, the South Ozone Park resident who has taken it upon herself to advocate for more green space in this part of Queens.

“We don't have a lot of Green space in Ozone Park, South Ozone Park and Jamaica, unlike a lot of other places in Queens,” she said. “I feel this would really develop the community in a really good way and preserve the history for generations.”

Premlall, who has lived in South Queens for over 20 years, has seen how the communities have become more familial in nature, and feels that the Greenway will provide a safer feeling for those living in the areas near to the abandoned track.

The issue is not a first for Premlall. She has always been involved in advocating for a better environment. The Guyanese-born Queensite has planted trees around the South Queens area, done tree stewarding in Forest Park, and is also part of Grow Richmond Hill, an active social, cultural and civic organization.

“It's all about creating beautiful space and creating community,” she said. “One of the best ways to do that is to have great spaces where people could meet and relax, hold events.”

Her main vision is to see a “sustainable community space in the area to hold multigenerational, multiethnic, safe and fun events that are also, what she calls, “edutaining” - mixing education with entertainment.

“We have such busy lives, sometimes we don't even know who our next door neighbor is but 20 years ago we knew all our neighbors; this could make us be more connected,” she said.

Premlall's love of the natural world doesn't stop there. Also a lover of poetry since she was a child, she recently published a Haiku entitled “One” in an anthology, “The Poetry of Yoga”. The poem, she says, is about connecting with nature, something she always strives for in her daily life.

In addition to voicing her opinion about a Queens Highline, Premlall is also involved in ayurvedic nutrition classes, master composting in Queens and social media consulting. Her day job involves helping people create beautiful indoor spaces.

Read more: Queens Ledger - Anandi Premlall Community activist 

Spaces that Heal

Spaces that Heal

Doesn't it feel refreshing to take a walk among lush greenery? I don't know about you, but I still feel in awe when I look up at trees and their majestic stature, or enter a garden with insects buzzing, colorful buds and petals and smells of pure earthy goodness, nectar, or the scent of herbs crushed under my foot. 

There is definitely something magical about being in a space that offers so much solace and is unlike where we spend most of our time, especially those of us living in urban areas. How many of us have access to parks or public spaces that have more than asphalt, more than a few potted plants or shrubs? It may seem like a luxury to some, but it's something that could very well heal much that ails us. 

Who's up to cultivate healthier, more sustainable lifestyles and communities that promote wellness?

How Does your Garden Grow? The role of Therapeutic Landscapes in Design

What does landscaping mean to you? Most likely, not nearly enough. Too easily, we view it as decorative, a “nice to have” part of a project. However, as we learn more about salutogenicdesign and the effects of the environment on wellness (everything from healing to better job performance), landscape starts to become a critical element, one which should form the basis of design. With this in mind, I asked Naomi Sachs, Founder and Director of theTherapeutic Landscapes Network (TLN) to share some insights on the power of nature. Naomi is a landscape architect and recognized expert in therapeutic landscape design, and part of the Center for Health Design’sEnvironmental Standards Council working on expanding the Environment of Care section of the 2014 Guidelines for Design and Construction of Health Care Facilities. Rather that helping afflicted people to feel less bad, her goal is to use landscape to make them feel good:
Usually, when architects think about landscaping, we think about outdoor rooms or ways to enhance areas like building entries or parking lots. What are your suggestions for getting more landscaping inside of buildings?

Nature needs to be viewed as a part of the built environment. While being out in nature is best, bringing it indoors with interior gardens, atria, or even potted plants is the next best thing. A great recent example of nature incorporated within the building is the Stoneman Healing Garden at Dana Farber’s Yawkey Center for Cancer Care. Providing windows is an excellent way to allow visual access to nature, which is especially important when people can’t go outside. Allowing for views out also lets natural light in (one study found that patients in east facing rooms who were exposed to morning sunlight did better than other patients), and “advertises” the garden, which then encourages use. Research has also shown that while images of nature, like artwork or videos, do help people, they are not as effective as views of nature through a window or – best yet - an experience of real nature. Using natural materials (wood, stone, etc.) is another way to “bring nature in” to an indoor space.


In terms of facilitating access to the outdoors, transitions from one to the other are critical: Architects must design to minimize barriers (providing flat thresholds, doors that are easy to open, etc.) and allow for transitional spaces, such as a paved area with an awning where people can enjoy the outdoors close to the building, even in inclement weather, and can get a sense of the space before they venture out into it.


How do you explain the link between nature and wellness?
Biophilia – our innate attraction to life and living things - is intangible, but research is working towards measurable results. The book Healing Spaces: The Science of Place and Well-Being, by the neuroscientist Esther Sternberg, addresses the role of nature not only in reducing stress, but also in eliciting positive psychological and physiological responses. For example, Sternberg documents how seratonin receptors in the brain, when exposed to positive sensory stimuli, light up. She posits that being outside creates multiple positive stimuli (and therefore more seratonin) because it’s a multi-sensory environment. You can hear the birds, feel the sun on your face, smell flowers or freshly mown grass. Being outdoors also enables exercise, and tends to facilitate social connections because people are more relaxed. At the San Diego Hospice, the nurse leading my tour of the facility observed that people shared more about themselves and their situation when outside.


Kuo and Taylor have published several studies that measure the positive impact of green settings in reducing ADHD symptoms, and the correlation of trees in a neighborhood to reduced domestic violence, lower crime rates, and higher self esteem. These studies show, empirically, that people in environments with nature do better. Research by Whitney Gray presented at Greenbuild 2011 focused on sick building syndrome. Gray looked at sick days, turnover, stress, and ability to concentrate; when access to nature was provided, there was a measurable improvement in all of these factors. Debajyoti, Harvey, and Barach showed that nurses who had a view of gardens over those who just had access to natural light, or no windows at all, were better able to concentrate and had less long-term stress. When you think abut the fact that it can cost around $60,000 to train each new hire, the economic benefit of providing access to nature is huge. [Full citation is below]


Maintenance is always a concern when it comes to landscaping- I’ve actually worked with healthcare clients who wanted nothing but grass in the areas they “had” to landscape for ease of maintenance. What kind of recommendations can you make to landscape skeptics about using plantings?
Access to nature just makes good business sense. Studies by Roger Ulrich, confirmed by others, have demonstrated less need for pain medication, improved patient satisfaction, faster recovery rates, and many other examples of improved outcomes for patients and staff. When you really look at the benefits of providing access to nature, the return on investment (ROI) justifies the initial cost and lifetime maintenance. Hospitals need to see landscaping as a strategic investment in the same manner they would the purchase of a new MRI.


Sure, a lawn is better than no landscaping at all, but when you consider the benefits of gardens and more designed landscaping, you can make the argument for the cost of maintenance. A study by Matsuoka showed that students viewing just lawn vs. a more varied view that included trees and shrubs performed better. Access to a lawn is often restricted; it may be wet or uneven, and wheelchairs cannot travel on it. Lawns are best as one element in children’s play areas, since they – especially visiting children - need to run around and blow off steam. [In case you want the full citation: Matsuoka, Rodney (2010). “Student Performance and High School Landscapes: Examining Links.” Landscape and Urban Planning, Vol. 97]. Incidentally, lawns actually take a LOT of money to maintain: They need regular irrigation, fertilization, mowing, leaf-blowing, etc. Facilities that are using alternative landscapes such as native meadows and rain gardens are finding significant savings after the initial investment. And at the same time, they are sending a very positive message about their commitment environmental as well as human health. It’s all related.


That being said, the landscape architect needs to know the resources and capabilities the client is willing or able to put into the project – up front and for the future - and design around that. Your typical “mow and blow” crew is not qualified to handle anything more than routine maintenance, so there needs to be a funding strategy in place for an annual maintenance budget. It’s also a good idea to create a maintenance manual for staff or an outside landscaper to follow.

Some healthcare facilities, usually those with a horticultural therapy program (http://www.healinglandscapes.org/related/hort-therapy.html), integrate gardens into physical and occupational therapy. This is a great way to provide benefit to patients while keeping the garden expertly maintained. The gardens at Legacy Health (http://www.legacyhealth.org/Gardens), in Portland, OR, are excellent examples of this strategy.

Healing gardens can be easy to raise money for because they are “warm and fuzzy.” The institution can also use the space for social events and to generate PR (promotional materials, events, press releases, etc.). The likelihood of assisted living facility resident referrals has been shown to increase with the quality of the grounds.


What is the difference between landscaping and a garden? Is it only about habitation?
In general, I would say that a “landscape” is any outdoor space, wild or designed, and a “garden” is a designed space. A restorative landscape is simply an outdoor space that makes you feel good when you’re in it. To me, “landscaping” implies decorative elements like a lawn, shrubs, some trees, and is not necessarily intended for interaction. A therapeutic (or healing) garden is a space designed for a specific population (children, cancer patients, people with Alzheimer’s) and a specific intended outcome (stress reduction, positive distraction, rehabilitation). This is not to say that landscaping isn’t important. Well-designed and maintained landscapes communicate to patients and their families that they will receive a high level of care, and this can happen from the moment you cross the property line. Even areas such as parking lots can utilize landscape to provide and reinforce the overall image and mission of the facility.


What is landscaping’s role in wayfinding?
This goes back to the importance of views outside from indoors. As a wayfinding tool, a garden stands out as a strong landmark, something people notice and remember. Plantings - indoors and out - can also provide visual cues or themes for a space. Again, when well-integrated with design, views to a garden can also act as advertisement for that space. So often, gardens are underutilized because people (even staff!) don’t know they exist. Signage can help, but creating direct views to the garden is the best way to ensure that people use it.


Landscape is a blanket term that includes plantings, water feature, site furniture and hardscape elements like pavers and walls. How does your ideal therapeutic garden utilize these elements?
My ideal garden would focus on the needs of the user population (patients, visitors, staff) and would be designed based on evidence, but also with a heavy dose of empathy and inspiration. As with any good design, there are parameters, but we can never just tick off boxes on a checklist. All landscape elements – overall layout, paths, seating, hardscape, plantings, water features – should facilitate health and well-being. Two useful theoretical frameworks are Ulrich’s Theory of Supportive Design, in which a space supports the users by reducing stress; increasing a sense of control; encouraging social support; and facilitating physical movement and exercise. And Stephen and Rachel Kaplan’s theory of environmental preference, which calls for an emphasis on coherence, complexity, legibility, and mystery. I would add that especially in the healthcare environment, outdoor spaces must be safe and comfortable, and should provide a marked contrast to “the hospital,” which is often perceived as a very cold, alien, intimidating environment. Finally, all of the elements should contribute to that positive multisensory experience we talked about earlier to help people feel not just “not bad,” but instead “good.” That is true salutogenic design.


How does this play into prospect/refuge theory in biophilic design?
It is really important to design with this in mind. People like to survey the space from a protected vantage point. Creating transitional space like a covered patio at the entrance to the garden is important, especially for elderly people who may not feel safe going directly outside. Those with certain psychiatric issues, including autism, like to be “read” a space before immersing themselves in it. Good designs create transition spaces throughout including shade to sun and walking and seating areas, and “nooks” or nodes where people can feel a sense of security and even privacy.


It’s not unknown for a project to get landscape elements value engineered out due to budget concerns. What’s your advice for architects regarding how to work best with landscape architects and really integrate their work into the design so that the landscape elements become less expendable to the client?
Bring the LA in right away! Landscape architects are valuable members of the interdisciplinary project team [or A/E team] and they need to be included in the conceptual design phase. LAs have so much more to offer than simply “putting the parsley around the meatloaf.” Their site planning expertise can be a great asset to preserve open space, maximize views, create walking paths, take advantage of existing natural amenities, and to create that “healing experience” that starts at the entry drive, not just in some tucked-away “healing garden” courtyard. They can assist in design of the building to maximize visual and physical access to nature, both indoors and out. They can also best address EPA standards and maximize LEED and Green Guide For Healthcare points and help make sustainable measures like stormwater management or green roofs into design features.


It is important to use a landscape architect trained in healthcare design for healthcare projects (the TLN has a list of designers and consultants who specialize in this field). They know the research and requirements for each specific user population; they have the experience in this particular area and so they know how to do pre-occupancy evaluations and talk to the various stakeholders: Healthcare providers, facilities and maintenance staff, the C-Suite, board members and donors, patients and community members. They can be allies in your design efforts because they have the experience, examples and precedents to share with clients regarding the sustainable or evidence-based value of a design decision.


Can you talk a little bit about the book you are working on with Clare Cooper Marcus? What kind of issues are you looking at?
His book (to be published by John Wiley and Sons in 2013) will address a lot of the issues we’ve talked about in this interview. Marcus and Barnes’ Healing Gardens: Therapeutic Benefits and Design Recommendations has been considered “the bible” for evidence-based therapeutic garden design, but it is over 10 years old and has become quite expensive. More recent research, examples of built works, and issues such as sustainability and “healing-washing” (just as with “green-washing,” the “healing gardens” fad is raising some important questions) make this new book timely. Our book will be accessible, economically and aesthetically, to designers, health and human service providers, students and others interested in the role of landscape in promoting health and well-being. The heart of the book will be design guidelines that are applicable to all patient populations and settings, as well as guidelines for specific users (hospice, cancer care, people with PTSD, etc.), and we will be drawing on many examples of built works to illustrate various theories and practical applications. Other chapters will focus on history, theory, and definitions; the design process; funding; maintenance; and more. Clare and I are both very excited, and from the feedback we’re getting, others feel the same way.


I encourage all of you to explore the wonderful resource that is the TLN site. You don’t have to be a landscape architect to take advantage of the TLN as a springboard for your sustainability and evidence based design research or as a resource for finding a great landscape architect specializing in healthcare. How will you harness the power of landscape and gardens on your next project?


*Citation: Debajyoti Pati, Tom Harvey Jr., Paul Barach (2008). “Relationships Between Exterior Views and Nurse Stress: An Exploratory Examination.” Health Environments Research & Design Journal, Vol. 1, No. 2, pp. 27-38.

Exterior views of nature decreased stress and increased alertness in pediatric nurses.
Abstract: 
Objective: Examine the relationships between acute stress and alertness of nurse, and duration and content of exterior views from nurse work areas. Background: Nursing is a stressful job, and the impacts of stress on performance are well documented. Nursing stress, however, has been typically addressed through operational interventions, although the ability of the physical environment to modulate stress in humans is well known. This study explores the outcomes of exposure to exterior views from nurse work areas. 
Methods: A survey-based method was used to collect data on acute stress, chronic stress, and alertness of nurses before and after 12-hour shifts. Control measures included physical environment stressors (that is, lighting, noise, thermal, and ergonomic), organizational stressors, workload, and personal characteristics (that is, age, experience, and income). Data were collected from 32 nurses on 19 different units at two hospitals (part of Children's Healthcare of Atlanta) in November 2006.
Results: Among the variables considered in the study view duration is the second most influential factor affecting alertness and acute stress. The association between view duration and alertness and stress is conditional on the exterior view content (that is, nature view, non-nature view). Of all the nurses whose alertness level remained the same or improved, almost 60% had exposure to exterior and nature view. In contrast, of all nurses whose alertness levels deteriorated, 67% were exposed to no view or to only non-nature view. Similarly, of all nurses whose acute stress condition remained the same or reduced, 64% had exposure to views (71% of that 64% were exposed to a nature view). Of nurses whose acute stress levels increased, 56% had no view or only a non-nature view. 
Conclusions: Although long working hours, overtime, and sleep deprivation are problems in healthcare operations, the physical design of units is only now beginning to be considered seriously in evaluating patient outcomes.


Posted by Angela Mazz
http://thepatronsaintofarchitecture.blogspot.com/2012/01/how-does-your-garden-grow-role-of.html

More Service, Not Tracks

We Need More Existing Service, Not Tracks!

South Queens would be better served with increased rail service on the existing A lines (which wouldn't cost millions or even billions and would take effect more immediately than years down the line) and express or even regular buses that ran frequently and in sync with rush hour (versus questionably) and especially when schools let out around 2:30-3:00PM.

I've seen great service in Brooklyn and Manhattan, and have yet to see it in Queens. It would be incredibly helpful if our buses and trains had some sort of dialogue on what their schedules are like and a dream come true if they actually cooperated with each other, and thus made our commutes much easier, much faster and less frustrating. Waiting for 15-20 minutes between trains at the end of the A line is something that we can more easily upgrade. Toronto does this and I was able to maneuver their rails and buses on my first trip there. 

Even residents of the North side of the defunct LIRR Rockaway Beach Branch  have an hour and 15 minute commute; it's not a "privilege" for anyone in Queens to get to the Manhattan, regardless of where they live along the aforementioned tracks.

I think people need to get real and ride the rails and buses to find the truth about not only traveling by mass transit in Queens, but what would really benefit the community who actually live there and not just for the benefit of tourists, who are only here for short time. 


I would love to get on a bike and ride around my neighborhood and the rest Queens, but the streets of South Queens aren't safe for a cyclist: we have very little access to bike lanes, drivers and pedestrians have very little understanding of the road rules and how to react to cyclists, and safe places to park bikes or make tit easier to take our bikes on buses and trains on our way around this great city.

The "High Line" seems to be replicating like bunnies across the globe!
A High Line for London? Not Until After the Queen's Big Boat Party

By Janelle Zara

Published: November 9, 2011

Construction of the Gensler-designed London River Park on the Thames, originally expected to debut in time for the 2012 Olympics, has been delayed until after the Queen's 60th anniversary on June 3  due to questions of safety, BBC News reports.

Organizers of the Diamond Jubilee, the celebration of Queen Elizabeth II's ascension to the throne that involves a 1,000-boat flotilla, feared the pier would affect the river’s tides, posing hazardous conditions to the vessels. Last month, the Port of London Authority reported the developer’s risk-assessment findings that the platform could be "hit by barges.”

It’s "surprising that the mayor of London was able to announce earlier this year that a kilometre-long Thames walkway would be delivered in time for the Olympics, when the mayor and other bodies are still seeking clarification over basic safety considerations,” Darren Johnson, London Assembly Green Party member, told BBC News.

In addition to safety, concerns have risen over more superficial points since the project's proposal, including criticism from government advisory body Commission for Architecture and the Built Environment, which urged "further thought" on the design — the group had not found the park's concrete seats and large trees in containers "appropriate to the character of the river." The chief executive of Shakespeare's Globe Theatre, which stages outdoor productions just across the river, was concerned about the “noise pollution,” while environmental groups raised questions about erosion.

The kilometer-long "park," which is actually closer in resemblance to a boardwalk or pier, is expected to become a major tourist destination to revitalize the desolate north bank of the Thames River. Park planners project 3.5 million visiting tourists annually, providing a connection to major sights including Tower of London, Tate Modern, and St. Paul’s Cathedral, as well as a strip of commercial venues with cafés and shops. It will be the world's first floating walkway, comprised of floating pavilions, trees, and open space in the western half, and a floating swimming pool and new docking station for Thames passenger services on the eastern half.

The project has has drawn natural comparisons to New York's High Line, a wildly popular park that has done wonders to reinvigorate its neighborhood on Manhattan's West Side, although critics are skeptical the same result could be achieved on the Thames. There is, after all, no such thing as the High Line effect, which comes straight from the mouth of Charles Renfro of Diller Scofidio + Renfro, the architects enjoying the success of having dreamed up the High Line first. 

http://www.artinfo.com/news/story/749835/a-high-line-for-london-not-until-after-the-queens-big-boat-party