taming the bus: strategies for urbanizing suburban transit · jfk/umass air-rights achievable...

Taming the Bus: Strategies for Urbanizing Suburban TransitSeth Riseman, Utile, Inc. Architecture + Planning

Seth Risemanhttp://utile.posterous.comhttp://www.utiledesign.com

Taming the BusStrategies for Urbanizing Suburban Transit Stations

Bus Drivers

Agency of the DesignerOverlapping Constituencies, Agendas, InterestsGaming the Logics of Market-Based Building TypologiesGaming the Logics of Transport Modalities

Prototype Deployment

Facades on Open Spaces

Additive deployment of market-driven prototypes, Yale Urbanism Studio, 2009

LOWER ALLSTON LANDING ‐ STATS

2

Development OpportunitiesSource: Drawing by Utile, Photo by LiveLocal

Financial modelSource: Meredith & Grew and Utile2A

Base, Plinth and High-rise

Proposed Plinth VolumesSource: Drawing by Utile, Parcel and Building Data from BRA

Mix Office and Residential High-risesSource: Drawing by Utile, Parcel and Building Data from BRA

Podium: Not financially viableSource: Drawing by Utile

Low end of financial viabilitySource: Drawing by Utile

High end of financial viabilitySource: Drawing by Utile

Middle range of financial viabilitySource: Drawing by Utile

Scenario Density for High-rise Projects (Floor-Area-Ratio)

JFK/UMass Station TOD

Columbia PointDorchester, Massachusetts

Synergy InvestmentsBoston Redevelopment Authority

Disconnected Connectedness

Island Hopping

Unlocking the Drivers

Regional Policy Aspirations (conflicting with neighborhood interests)OwnershipZoningPhysical ConstraintsOperational Constraints

BRA Draft Master PlanDraft Master Plan

Parcelization

JFK/UMass Air-RightsExisting Conditions

JFK/UMass Air-RightsExisting Ownership:

Ground

MBTA

DCR

DCRMHD

MHD

CITY

CITY

CITY

MHD

Possible Future ‘Taking’ for Commuter Expansion

JFK/UMass Air-RightsExisting Ownership:

Air-Rights

MBTA

DCR

DCRMHD

MHD

CITY

CITY

CITY

MHD

MHD

MHDCITY

DCR

JFK/UMass Air-RightsExisting Zoning: Split Lot

JFK/UMass Air-RightsExisting Zoning: Split Lot

Zoning District:Community CommercialAllowed F.A.R. 2.0PDA Not PermittedArea = +/- 137,700sf

Zoning District:Triple Decker Residential Sub-DistrictPDA Not PermittedArea +/- 37,300sf

CC Site Area = +/- 3.5acres (152,700sf)@ 2.0 FARDevelopment Capacity =+/- 305,000sf

JFK/UMass Air-RightsAchievable Development within Zoning

Ground Floor: Transit 165,000sfLobby, etc 10,000sf

Second Level:Parking 105,000sfOffice 20,000sf

Third Level:Office 125,000sf

Total Development:Office 155,000sfParking 125,000sfTOTAL 280,000sfTotal FAR 1.8Parking @ 2sp/1,000sf

310 spaces125,000sf maximum possible floorplate

45’ Height Limit

Existing Structures

Zoning District Boundary

JFK/UMass Air-RightsExisting Zoning Envelope: Height, Area & Massing Limitations

Ground Floor: Transit 165,000sfLobby, etc 10,000sf

Second Level:Parking 105,000sfOffice 20,000sf

Third Level:Office 125,000sf

Total Development:Office 155,000sfParking 125,000sfTOTAL 280,000sfTotal FAR 1.8Parking @ 2sp/1,000sf

310 spaces

JFK/UMass Air-RightsExisting Circulation

Bus Loading Capacity: 6Bus Queuing Capacity: 10

Kiss&Ride Capacity: 6 spaces, 6 drop-off

Pedestrian Circulation

JFK/UMass Air-RightsExisting Circulation

Exit ConditionUpgrade Assumed

Exit ConditionUpgrade Assumed

Access Condition

Pedestrian Circulation

JFK/UMass Air-RightsPedestrian Circulation

Entrance / ExitNon-AccessibleUpgrade Assumed

Exit OnlyNon-AccessiblePossible Upgrade

Minor Cut-ThruoghNon-AccessiblePossible Upgrade

Minor Cut-ThruoghNon-AccessiblePossible Upgrade

Poor Pedestrian ConnectionsUpgrade Assumed

Pedestrian Circulation

JFK/UMass Air-RightsExisting ‘Parcelization’

JFK/UMass Air-RightsParcelization with

Proposed CommuterRail Expansion

Net Loss of Approximately½ acre of ‘Terra Firma’ forAir-Rights Site

Possible Future ‘Taking’ for Commuter Expansion Approx 1/4 acre

Unresolved Conflict with currentOld Colony Blvd. ROW

Possible Extent of ProposedCommuter Rail Expansion(40’-50’?)

Problematic realignment of bus circulation and site egress

JFK/UMass Air-Rights‘Terra Firma’ Office Scheme

Possible Extent of ProposedCommuter Rail Expansion

Loss of Most Ground-Floor Retail to T Bus Circulation & Station

JFK/UMass Air-Rights‘Terra Firma’ Residential Scheme

Possible Extent of ProposedCommuter Rail Expansion

Loss of Most Ground-Floor Retail to T Bus Circulation & Station

Unlocking Neighborhood Circulation

Regional Policy Aspirations (conflicting with neighborhood interests)OwnershipZoningPhysical ConstraintsOperational Constraints

Synergy Draft VisionProposed Connections

JFK/UMass Air-RightsMixed-Use Scheme

Possible Extent of ProposedCommuter Rail Expansion

Loss of Most Ground-Floor Retail to T Bus Circulation & Station

Proposed Program:

Office 450,000gsf

Retail 150,000gsf

Residential 675units

Parking 1,575spaces

Revised ProposalSynergy Draft Vision

Synergy Draft VisionRetail ‘Main Street’

A Great Street

>Neighborhood Serving Retail

>‘Morrissey Greenway’

>New Neighborhood Main Street

Public BenefitsSynergy Draft Vision

>Connections, Open Spaces & Sustainable Strategies

Pedestrian connections to neighborhoods

Pedestrian connections across and along Morrissey Blvd

Network of tree-lined, intimate streets

Pocket parks and active plazas

Terraces and green-roofs

System-wide sustainable strategies

Public BenefitsSynergy Draft Vision

Neighborhood Population Calculations

Pedestrian-Oriented Main StreetSynergy Draft Vision

Improved Grocery

Sustainable Streetscapes

Improved T Access & Visibility

Workforce Housing

Dynamic Streetscape with Local Character

Neighborhood Serving Retail with

Variety of Sizes

Traffic Calming Measures

T

Pedestrian-Oriented Main StreetSynergy Draft Vision

Outdoor Cafes

On & Off-Street Parking for Residents and Visitors

Variety of Shops, Cafes and Restaurants

Variety of Housing Types and Heights above Retail

Neighborhood Serving Retail with

Variety of Sizes

Lush Streetscaping Strategies

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