interview: ODA seeks to extend new york city's public spaces 'beyond the street'

ODA introduces its new concept, dubbed ‘beyond the street,’ which seeks to transform new york city‘s streetscape with an extended public realm. the scheme blends existing infrastructure with a proposed new zoning regulation that would take advantage of the porous urban fabric, breaking open existing city blocks to create interior courtyards and pathways that will over time. with adaptive reuse together with new development and landscape design, ODA proposes a city that is even more walkable and blooming with green space accessible to all.

all images by seethree, courtesy of ODA

ODA begins its ‘beyond the street’ study in new york’s flower district stretching from broadway to 6th avenue between 23rd and 33rd. the neighborhood used to thrive as a pedestrian-filled market area with flower vendors together with hotels, dwellings, and boutique offices. over time, the area had become overrun with car traffic and empty storefronts. the team at ODA addresses this condition, along with the lack of green space, and proposes a revitalization. a new zoning regulation proposed by ODA will encourage new buildings to include bigger courtyards, in return for an increase of floor area and height. an additional bonus would be granted if a passageway is built in from the street to the rear courtyard. the privately owned area will thus become a diversely programmed public ecosystem. 

designboom speaks with ODA founder eran chen to discuss ‘beyond the street,’ including the project’s influences, and the roles of zoning on the city’s sidewalk life.

designboom (DB): how did ODA first conceive of this ‘beyond the street’ proposal? did you look to other cities or elements of your own work for precedent?

eran chen (EC): the beyond the street concept was inspired by what we call ‘the breathing room of buildings,’ or the extent by which buildings expand and contract. in this case we are looking at the breathing room of neighborhoods. part of it is about sculpting the voids in addition to designing the buildings that define our urban environment.

EC: our latest master plan in astoria, innovation QNS, dedicates 25% of the street level to the public, to be used for gardens, playgrounds, parks and more. we believe that more open and equitable cities start at the ground floor, and we’re excited to see it take shape in queens. the community in astoria has really embraced our idea of having a quarter of the street level for public use, but we also need solutions for existing neighborhoods. the flower district case study is a concept that could be used in many neighborhoods, it’s just about taking an out-of-the-box approach to adaptive reuse and urban renewal.

DB: how are these interior courtyards generally being used now? what kind of uses do you hope to introduce?

EC: right now most of these spaces are being used as 100 ft deep retail spaces on the ground floor. we are suggesting shortening the depth of the retail to 70 ft and then offering the 30 ft back as interior public space which could be connected to the retail or as individual green space or park. this is one option. they also exist as private gardens for a select few that own the attached property, and some for trash and storage. new york city is full of these underutilized urban voids that could be developed as more dynamic and equitable gathering spaces that extend the linear sidewalk experience. we need to replace big box retail with more desirable local mom and pop shops and food and beverage experiences which have been driven out. our concept creates space and community that could be filled with these small businesses.

DB: how do you imagine this project will affect the experience of new york city’s sidewalks?

EC: the idea works with our existing public spaces, including our sidewalks, complementing and extending them. it advocates for new types of activities beyond traditional parks or sidewalks. opening up these courtyards would establish more public space for the things we’ve become accustomed to during the pandemic, like outdoor dining, entertainment and car-less walkways. it also helps to form urban pockets of engagement where people can interact with one another and with nature. it fosters increased biodiversity and in that sense, a more sustainable future.

DB: how would this project be realized? what is the role of zoning regulations?

EC: our proposal is a new zoning regulation that encourages new buildings to include bigger courtyards, in return for an increase of floor area and height. an additional bonus would be granted if a passageway is built in from the street to the rear courtyard. as a result, the privately owned area will become public and the owner will comply with plaza standards and courtyard regulations set by the city.

EC: we’re giving land owners a real incentive and creating a business model that encourages a positive impact. the only way to move forward is collaboration between the public and private sector. we cannot continue to only rely on public funds as the resource to drive change. working with the private sector on privately owned public spaces (POPs) will secure ongoing, consistent and organic growth over time. we’ll be able to transform a single use neighborhood, right now mostly commercial, into a diversity of affordable housing, F&B, hospitality, as well as creative work spaces.

DB: can you compare the flower district with other neighborhoods across the city? why did you start here? could this idea be applied across new york?

EC: we chose the flower district, which stretches from broadway to 6th avenue between 23rd and 33rd, because it used to thrive as a pedestrian-filled market area with flower vendors, as well as a mix of hotels, residential, and boutique office buildings. over the past few decades, the neighborhood has lost its charm, giving way to car traffic and empty storefronts. most of the commercial spaces could use an update and the lack of green space is apparent. it is also close to our office, and therefore, top of mind. i’ve been walking through it over the past decade and watched it slowly shutter storefronts, now it’s little more than a crossway for cars and trucks. but it once had such vitality. we felt that renaissance would resonate with people.

EC: also, it has potential. typical lots between 6th and 7th avenues are 100 ft deep and vary in width. however, the buildings, for the most part, provide required light and air at the back, in turn create somewhat of a secret courtyard at the inside. the flower district currently has many underused parking lots, which would provide the initial infrastructure for passageways to and from these courtyards. so we thought it was a very practical application of this concept.

DB: has the pandemic played a part in the development of ODA’s ‘beyond the street?’ how has the role of public space shifted since last year?

EC: I’ve long advocated for accessible green space, but the pandemic definitely highlighted this need for many new yorkers, and others across the world. with increased density in cities like new york, there’s an inherent need to extend the public realm. beyond the street aims to address a couple of overlapping challenges, particularly in the post COVID world. one, the decline of traditional street level retail, which typically covers the majority of the ground floor in many of the city’s buildings has inspired us to seek more engaging and inclusive programming to replace it. in order to level the playing field, we need to create a more democratic and accessible ground floor experience that serves everyone, not just the wealthy who live above it. beyond the streets is a proposal that addresses these challenges. we believe it will promote the city’s continued growth and progress, serving our citizens and businesses alike.