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Taming the Bus: Strategies for Urbanizing Suburban TransitSeth Riseman, Utile, Inc. Architecture + Planning
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Seth Risemanhttp://utile.posterous.comhttp://www.utiledesign.com
Taming the BusStrategies for Urbanizing Suburban Transit Stations
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Bus Drivers
Agency of the DesignerOverlapping Constituencies, Agendas, InterestsGaming the Logics of Market-Based Building TypologiesGaming the Logics of Transport Modalities
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Prototype Deployment
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Facades on Open Spaces
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Additive deployment of market-driven prototypes, Yale Urbanism Studio, 2009
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LOWER ALLSTON LANDING ‐ STATS
2
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Development OpportunitiesSource: Drawing by Utile, Photo by LiveLocal
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Financial modelSource: Meredith & Grew and Utile2A
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Base, Plinth and High-rise
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Proposed Plinth VolumesSource: Drawing by Utile, Parcel and Building Data from BRA
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Mix Office and Residential High-risesSource: Drawing by Utile, Parcel and Building Data from BRA
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Podium: Not financially viableSource: Drawing by Utile
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Low end of financial viabilitySource: Drawing by Utile
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High end of financial viabilitySource: Drawing by Utile
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Middle range of financial viabilitySource: Drawing by Utile
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Scenario Density for High-rise Projects (Floor-Area-Ratio)
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JFK/UMass Station TOD
Columbia PointDorchester, Massachusetts
Synergy InvestmentsBoston Redevelopment Authority
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Disconnected Connectedness
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Island Hopping
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Unlocking the Drivers
Regional Policy Aspirations (conflicting with neighborhood interests)OwnershipZoningPhysical ConstraintsOperational Constraints
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BRA Draft Master PlanDraft Master Plan
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Parcelization
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JFK/UMass Air-RightsExisting Conditions
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JFK/UMass Air-RightsExisting Ownership:
Ground
MBTA
DCR
DCRMHD
MHD
CITY
CITY
CITY
MHD
Possible Future ‘Taking’ for Commuter Expansion
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JFK/UMass Air-RightsExisting Ownership:
Air-Rights
MBTA
DCR
DCRMHD
MHD
CITY
CITY
CITY
MHD
MHD
MHDCITY
DCR
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JFK/UMass Air-RightsExisting Zoning: Split Lot
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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
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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
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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
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JFK/UMass Air-RightsExisting Circulation
Bus Loading Capacity: 6Bus Queuing Capacity: 10
Kiss&Ride Capacity: 6 spaces, 6 drop-off
Pedestrian Circulation
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JFK/UMass Air-RightsExisting Circulation
Exit ConditionUpgrade Assumed
Exit ConditionUpgrade Assumed
Access Condition
Pedestrian Circulation
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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
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JFK/UMass Air-RightsExisting ‘Parcelization’
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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
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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
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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
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Unlocking Neighborhood Circulation
Regional Policy Aspirations (conflicting with neighborhood interests)OwnershipZoningPhysical ConstraintsOperational Constraints
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Synergy Draft VisionProposed Connections
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JFK/UMass Air-RightsMixed-Use Scheme
Possible Extent of ProposedCommuter Rail Expansion
Loss of Most Ground-Floor Retail to T Bus Circulation & Station
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Proposed Program:
Office 450,000gsf
Retail 150,000gsf
Residential 675units
Parking 1,575spaces
Revised ProposalSynergy Draft Vision
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Synergy Draft VisionRetail ‘Main Street’
A Great Street
>Neighborhood Serving Retail
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>‘Morrissey Greenway’
>New Neighborhood Main Street
Public BenefitsSynergy Draft Vision
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>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
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Neighborhood Population Calculations
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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
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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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